301/40 Kiora Road, Miranda NSW 2228

127m² internal area | city & bay views | large balcony | Miranda near Westfield | high strata levy This unit presents a competitively strong offering within the Miranda apartment market, primarily due to its above-average internal floor area and dual-aspect views, which are uncommon in typical two-bedroom stock. The 127 square metre layout, complete with two bathrooms, a full laundry, and separate storage, functionally serves a demographic seeking family-suitable space or a professional couple desiring a long-term residence without compromising on storage or living area. Its position a short distance from Westfield Miranda anchors its convenience, directly appealing to the suburb’s dominant 20-39 and 40-59 age cohorts who prioritise access to amenities and transport. The ducted air conditioning and quality finishes support a premium positioning, though the quarterly strata levy is a significant and recurring cost that must be factored into any holding calculation. Proceed with the understanding that the primary financial burden is the strata levy, which at over $1,200 quarterly will materially impact cash flow and net investment yield. The recent comparable sale at 11/2-8 Kiora Road, a smaller two-bedroom, one-bathroom unit, achieved $750,000 in September 2025 and now commands $620 per week in rent. This transaction suggests a achievable yield around 4.3%, against which this larger, better-appointed unit must be assessed; its guide price demands a premium justified by its substantial size and views, but the higher strata costs will absorb a portion of that rental upside. For an owner-occupier, the space and amenity justify the outgoings for a superior lifestyle product in the location. For an investor, the calculus hinges on securing a rental that exceeds the suburb median to offset the levy, targeting the family or professional tenant segment less sensitive to weekly rent for greater space. This is a hold property for five to seven years to capitalise on Miranda’s steady growth, suited to a buyer who values internal space over minimising operational costs. *Recent Comparable Sale:* * **11/2-8 Kiora Road, Miranda:** Sold for $750,000 in September 2025. This is a two-bedroom, one-bathroom apartment with one car space, and was renting for $620 per week in January 2026. This sale establishes a direct benchmark, indicating that the subject property, with its second bathroom, significantly larger floor area, and views, can command a justifiable premium above that $750,000 baseline.