36/117 Boyce Road, Maroubra NSW 2035

Top-floor terrace with district views | dual outdoor spaces in a tight market | 60% owner-occupied building | auction in 2 weeks This property’s primary advantage is its top-floor, two-storey configuration with two sun-filled terraces, which is genuinely uncommon in a 42-unit complex and gives a buyer a scarcity advantage in Maroubra’s active unit market. The 88 sqm internal floorplan with separate powder room and secure parking positions it well above the typical two-bedroom offering, and the 60% owner-occupancy rate signals a stable, well-maintained building that tends to hold value better than renter-heavy blocks. It will suit a professional couple or small family wanting indoor-outdoor living near the beach without a freestanding house price. The main risk is the auction timeline with only two weeks until sale, which limits due diligence and may push a buyer into a competitive premium if multiple parties recognise the same scarcity. The 2021 purchase price is not disclosed, so a buyer should independently verify recent comparable sales in the building, particularly the 14/117 listing at $920k–$950k, to anchor their bidding range. The elevated district views are pleasant but not ocean-facing, and the single bathroom plus powder room, while functional, may deter buyers who insist on a second full bathroom. Hold as a long-term owner-occupier home where the terrace lifestyle and building quality will outperform the broader Maroubra unit average over a 7-10 year period.