30 Hollis Avenue, Goulburn NSW 2580

3-bedroom house | 755sqm block | Goulburn South catchment | 85% owner-occupier street | 7 days on market The property’s primary buying case rests on the combination of a 755sqm block within an 85% owner-occupied street and the Goulburn South Public School catchment,a configuration that is scarce in this price tier. The 133sqm floorplan with two bathrooms offers genuine family utility, and the 7-day market exposure suggests the vendor may be testing rather than anchored. This house best suits a buyer seeking long-term land-holding in a stable suburb with demographic depth, where 61% of residents are long-term, reducing turnover risk. The key risk is the 27% gap between the $607,000 automated valuation and the $760,000 ask,this is not a market-supported entry point without negotiation. The 58% clearance rate and 33-day average days on market in Goulburn indicate buyer caution, so the vendor’s price expectation may soften after the May inspection period. An opportunity exists to offer below the automated valuation and anchor negotiations there, using the 2018 purchase price as a reference for vendor cost basis. Hold this property for land appreciation in a low-turnover street, not for immediate yield.