7/4 Cameron Street, Merimbula NSW 2548

2-bed Merimbula apartment | 4-unit strata | total site over 1200m² | recent internal sale at $470k This unit presents a tightly held, low-density strata proposition in a coastal location, where the substantial total land parcel underlying the four units is a structural advantage rarely found in apartment offerings. The configuration of two bedrooms and two bathrooms aligns with both permanent occupancy and holiday rental demand, serving a buyer seeking a low-maintenance coastal base with inherent scalability for rental income. The recent sale of a comparable two-bedroom, one-bathroom unit in the same building provides a concrete, if imperfect, benchmark, establishing a price floor and suggesting a premium is justified for the additional bathroom and potential superior layout. The primary risk mechanism is the opaque strata position, where the lack of data on building age, capital works history, and administrative health imposes a due diligence cost that must be priced in. The significant variance in external valuations for the address-from apartment-level to house-level estimates-signals market confusion over the property’s character, creating both a negotiation opportunity and a potential finance hurdle. Proceed only with a forensic strata report and a valuation contingency; this unit is a hold for the medium-term, relying on land-centric value and rental utility rather than speculative gain, unsuitable for a buyer seeking rapid turnover or guaranteed liquidity. A recent sale in the building provides a direct comparator: Unit 2/7, with two bedrooms and one bathroom, sold for $470,000 in December 2024. This transaction, a near 125% gain from its 2015 purchase, establishes a credible baseline. For the subject unit, the second bathroom and potentially superior floor plan command a measurable premium above that $470,000 figure, anchoring the $610,000 asking price in observable building-specific performance rather than suburb-wide averages.