35/4 Ward Avenue, Elizabeth Bay NSW 2011

Top-floor privacy | no common walls | grand foyer block | pool and gardens | tightly held Elizabeth Bay This unit’s competitive edge lies in its uncommon configuration: a level-three apartment with no adjoining neighbours, within a well-managed 67-unit block that offers a grand foyer, lift, and swimming pool. The 44sqm interior is efficiently laid out with polished timber floors, high ornate ceilings, a new kitchen, and an updated bathroom , features that reduce immediate capital outlay for a buyer. The light-filled living area and bedroom with built-ins and a window seat add genuine livability, making it suitable for an owner-occupier seeking a quiet inner-city base or an investor targeting the strong rental demand in Elizabeth Bay’s renter-majority suburb. The property’s heritage overlay and position in a tightly held block support long-term value retention, while the recent $740k sale in early 2023 provides a clear recent benchmark for price negotiation. The primary risk is the suburb’s -1.1% annual growth, which signals flat or softening capital appreciation in the near term, and the 4.2-4.3% rental yield, while solid, does not compensate for stagnant values if the buyer’s horizon is short. The auction format with a $750k guide sits near the lower end of Domain’s $660k-$880k range and below property.com.au’s $836k-$850k estimate, suggesting the guide may be set to attract competition rather than reflect true market depth. The buyer should treat the guide as a starting point, not a ceiling, and prepare to bid below it if inspection turnout is light. For an owner-occupier, this property offers a rare private floor plan in a sought-after block; for an investor, hold for rental income and wait for the next cycle rather than expect short-term gains.