252 Sawtell Road, Boambee East NSW 2452
252 Sawtell Road, Boambee East NSW 2452
Large 1,029m² block | Original 1980s house | 3-bed, 1-bath layout | Renovation and granny flat potential | Solid entry-level family buy
The competitive strength here lies in the land. At 1,029m², this block is noticeably larger than typical suburban stock in Boambee East, giving it a rare flexibility that most nearby houses lack. The original 1980s dwelling is modest at 115m², but that smaller footprint is precisely what creates the opportunity—there is room to extend, add a granny flat, or redevelop entirely, subject to council approval. This makes the property particularly well-suited to buyers who value future optionality over a turnkey finish, whether that means renovating gradually, creating dual-occupancy income, or simply holding land in a well-connected coastal suburb. The location reinforces this appeal: it sits within established school catchments, close to Sawtell village, beaches, and Boambee Creek Reserve, with FTTP NBN and 5G coverage already in place. For a family wanting a detached house on a generous block without paying a premium for modern presentation, this is a sensible, grounded entry point.
Value may be shaped by the property’s age and condition. The 1980s build, single bathroom, and one living area suggest that a refurbishment budget should be anticipated if updated comfort is required. The absence of flood, bushfire, or heritage overlays reduces some planning friction, but any granny flat or subdivision potential depends entirely on council approval, which should be confirmed early. The rental market shows steady demand, with weekly rent estimates around $625–$665, though the yield signal of roughly 4.2% is moderate rather than exceptional. The property’s value is likely to be driven less by the house itself and more by what the land allows—so a buyer’s view on price should weigh the cost of improvements against the long-term gain of holding a large, well-located block in a growing corridor.
|| Comparable Sales: 52 Sawtell Road Toormina vacant 790m² sold $595,000; 14B Sea Breeze Place Boambee East 1.09ha sold higher | Property Price Band: $800,000–$900,000 | Value Drivers: land size, development potential, original condition requiring renovation
Detailed Independent Property Report prepared by PropCred Analyst team for 252 Sawtell Road, Boambee East NSW 2452
Checks found:
Value Risk
1
Liquidity Risk
Planning Risk
2
Income Risk
2
Execution Risk
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Market Insight
Boambee East is a well-established coastal suburb with a stable, professional demographic underpinning its market. Demand is driven by this established demographic seeking lifestyle and long-term value, reflected in consistent price appreciation and brisk sales activity. The market demonstrates strong momentum with houses transacting quickly, indicating sustained buyer interest. Future growth is supported by this solid demand base, though limited property listings present a supply constraint that could influence affordability and access.
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PropCred Estimated Value
Comparable Sales: 52 Sawtell Road Toormina vacant 790m² sold $595,000; 14B Sea Breeze Place Boambee East 1.09ha sold higher | Property Price Band: $800,000–$900,000 | Value Drivers: land size, development potential, original condition requiring renovation
Bedrooms
3
Bathroom
1
Parking
1
Land
1029m²
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