24 Topaz Drive, Emerald Beach NSW 2456

Bushfire overlay | Priced 10% above comparable sales | 8 days on market | Elevated privacy, not convenience The bushfire overlay introduces a specific risk mechanism that increases insurance costs by an estimated $2,500 to $4,000 annually, and may tighten lender appetite for certain loan products. Buyers should factor this into holding cost calculations. The $1.3 million listing sits above recent comparable sales in the area, where four-bedroom houses have transacted closer to $1.18 million, meaning a premium of roughly $120,000 is being asked for the privacy and land size. If the property were secured below $1.2 million, the rental yield of $840 per week would reach 3.6%, which is competitive for the region. This is a hold property, not a flip, and buyers should negotiate firmly toward the lower end of the valuation range. What is competitively strong here is the 1.57-acre elevated lot at the end of a quiet street, offering rare privacy within a school catchment zone that includes Sandy Beach Public School and Woolgoolga High School. The two living areas and study add functional flexibility for a family or remote worker, while solar panels reduce ongoing utility costs. This property suits a buyer seeking land, seclusion, and long-term family use, not immediate capital growth or rental maximisation. The market has not yet tested this price point, so the next step is to request a building and pest inspection focusing on bushfire compliance and to confirm insurance quotes before making an offer.