328 Beach Road, Batehaven NSW 2536

Vacancy risk | ageing building | low yield | constrained growth | single-title exposure The property’s 3.5% net yield underperforms Batehaven’s median, and the -5.8% suburb growth signals softening demand that may compress capital returns. Single-title ownership of four units removes strata flexibility, concentrating replacement and vacancy risk in one holding. An investor should underwrite for a 5-7 year hold and budget for structural maintenance, not rely on immediate revaluation. What is competitively rare is the 766sqm site with ocean views on a single title, effectively offering a small terrace-style holding without strata fees. This suits an experienced investor seeking land-holding leverage or a developer evaluating future subdivision potential—provided they can manage four separate tenancies. The main deck-facing unit commands a location premium that stabilises income, but the buyer must verify lease expiry terms to avoid cascading vacancies. Comparable sales include two separate Batehaven unit blocks—one four-unit complex at $1.72M (5.2% yield) and, with the data available, this property’s price points slightly below—suggesting a discount for lower yield and higher risk. Over time, the parcel’s corner positioning and unobstructed views present the strongest value case. Secure a building inspection and tenant lease schedule before auction to quantify deferred capital, then act only if your hold period exceeds five years.