55/232-240 Ben Boyd Road, Cremorne NSW 2090

2 bed in sought-after security block | 350m to Neutral Bay village | premium 2-bed config in a mixed-tenure building | auction set for late May The property sits in a well-regarded 56-unit complex with level access, landscaped gardens, and secure parking, all within a short walk to Neutral Bay’s cafés and transport. For a buyer, the 2-bedroom configuration is the standout — recent sales in the building show 2-bed units trading between $1.55m and $1.7m, while 1-bedders sit below $1m, so this unit occupies a clear premium tier. The guide price aligns with that top end, and the building’s 40% owner occupancy and long-term resident base suggest a stable community, not a transient block. This property suits an owner-occupier seeking low-maintenance living in a convenient location, or an investor looking for a well-positioned 2-bedder in a proven growth corridor — annual growth on comparable units has ranged from 1.7% to 4.8% depending on hold period. The main risk is the 60% renter split, which can affect lending appetite and strata harmony if short-term turnover is high. The 35% of residents staying under three years hints at churn, though the 31% staying over ten years balances that. The auction date is May 30, so buyers must be pre-approved and ready to bid — no price guide is a guarantee. The property last sold in 2021, so the vendor may have equity but also expectations. For a buyer, the opportunity is to secure a 2-bedder in a building where larger units have held value well, and where proximity to village life and city transport supports both rental demand and resale appeal. Hold this property for at least five years to ride out any short-term market noise and benefit from the area’s steady capital growth trajectory