28 Missouri Avenue, Tolland NSW 2650

Large 927m² block with 43% coverage | R4 zoning potential | Pool and shed add lifestyle depth | School catchments and long-term owner street The property’s primary buying case rests on its generous 927m² lot and 397m² building footprint, which together offer rare flexibility in a suburb where 90% of street residents are long-term owners. The swimming pool, shed, and fully fenced yard extend the usable space beyond the house itself, making it suited to a family seeking both indoor comfort and outdoor utility. Ducted cooling and the open fireplace provide year-round climate control, while the R4 zoning (implied by the lot size and council area) introduces a future subdivision or dual-occupancy option, though this would require confirmation from Wagga Wagga Council. The property sits within walking distance of two public schools and is on a street with low turnover, which historically supports stable capital growth. The main risk is the pricing gap between the $900,000 listing and the lower end of recent valuation ranges, suggesting the vendor may need to adjust expectations if market feedback is soft. The 43% lot coverage leaves limited room for further expansion without a planning application, and the absence of recent sales data on the street makes comparables harder to verify. Pool maintenance and the older building age (implied by the 2004 and 2015 sale history) are ongoing cost considerations. For a buyer, the opportunity lies in negotiating below the asking price to align with the $860,000–$880,000 range, then holding for medium-term land value appreciation rather than immediate rental yield. Use the property as a long-term family home with a view to leveraging the block size in five to seven years.