44 Towns Road, Rose Bay NSW 2029
44 Towns Road, Rose Bay NSW 2029
7-bed freestanding house | 556m² land with DA-approved plans | Harbour Bridge and city views | Original 1970s finish | Lower-level self-contained dwelling
Scale is the defining edge: 7 bedrooms, 433m² of internal area and 556m² of elevated north-west facing land are combined in a way that puts this well beyond typical Rose Bay stock. Direct city, Harbour Bridge and Opera House views are offered, giving true prestige-harbourside standing. A self-contained lower level with its own kitchen is included, adding versatility. DA-approved plans for a new family home with lift and pool are attached, creating redevelopment optionality that most area houses lack. Family buyers, prestige lifestyle purchasers and rebuilders are best served here, particularly those who value land and approved plans more than the original 1970s interior.
Original finish may be viewed as a discount against new builds, though the lower level’s modern Smeg finish partially offsets that. DA-approved plans might be weighed for option value, but execution costs should not be underestimated. Rental demand is strong, yet yields are likely modest relative to capital value. Value may be influenced most by weighing the 1970s fabric against redevelopment potential.
>> Comparable Sales: 1/615 Old South Head Road, Rose Bay (3-bed unit) sold $10.88M | Property Price Band: $11.0M-$11.1M | Value Drivers: DA-approved plans, harbour views, 556m² land
Detailed Independent Property Report prepared by PropCred Analyst team for 44 Towns Road, Rose Bay NSW 2029
Checks found:
Value Risk
1
Liquidity Risk
1
Planning Risk
1
Income Risk
Execution Risk
1
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Market Insight
Rose Bay occupies a prime Sydney Harbour position, split by Old South Head Road into two distinct districts, with a relaxed atmosphere and prestigious private schools such as Kambala and Kincoppal-Rose Bay drawing professional families. The market has cooled sharply: median house prices sit at $4.925m, with annual growth figures ranging from -20.6% to -30.46%, though five-year gains remain positive at 31.15%. Units are steadier, with median prices around $1.86m and recent growth between 0.41% and 1%, while five-year unit growth reached 61.92%. Houses take 44 to 87 days to sell; units move in 35 to 43 days. Annual sales volume is modest-62 houses and 168 units-reflecting limited stock, which, alongside strong school catchment demand, should underpin the market. Key risks are affordability constraints and leveraged ownership: 42% of owners carry mortgages. Rental yields are thin, with houses at 1.69% and units at 2.73% to 3.4%.
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PropCred Estimated Value
Bedrooms
7
Bathroom
4
Parking
2
Land
551m²
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