70 Horace Street, Shoal Bay NSW 2315
70 Horace Street, Shoal Bay NSW 2315
Single-level layout on 557m² | 3-bedroom house in Shoal Bay | 80% owner-occupied street | median price $1.05m for 3-bed houses | 51-day average days on market
The property’s single-level configuration on a 557m² block is competitively rare in Shoal Bay, where the median for three-bedroom houses sits at $1.05m and the market shows a 77% auction clearance rate. The open-plan kitchen and living areas, combined with a practical three-bedroom layout, position this house well for downsizers or families seeking low-maintenance coastal living. Horace Street’s 80% owner-occupancy rate signals stable demand and limited rental turnover, which supports long-term value retention. The property’s proximity to Shoal Bay Public School (0.2km) adds appeal for family buyers, while the 36% population aged over 60 suggests a balanced demographic mix that underpins consistent buyer interest.
The primary risk is the absence of a listed asking price, which may indicate the seller is testing the market or expecting above-estimate offers, given the Domain range of $980k to $1.3m. The property’s 2002 last sale date implies potential for deferred maintenance, particularly in kitchens and bathrooms, which could require capital outlay post-purchase. However, this also presents an opportunity for a buyer to add value through targeted renovations, especially given the strong owner-occupied street profile and the area’s 51-day average days on market, which suggests properties here sell at a moderate pace without excessive competition. The lack of recent comparable sales on Horace Street itself limits precise pricing guidance, but the broader Shoal Bay market’s 19 sales this year indicates steady liquidity.
Detailed Independent Property Report prepared by PropCred Analyst team for 70 Horace Street, Shoal Bay NSW 2315
Checks found:
Value Risk
1
Liquidity Risk
1
Planning Risk
Income Risk
Execution Risk
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Market Insight
Shoal Bay’s coastal appeal and relaxed lifestyle underpin its position as a desirable Port Stephens destination, attracting a diverse mix of residents and investors. The unit market has demonstrated notably strong recent capital growth and faster sales velocity compared to houses, which trade at a premium with more moderate growth. Current analysis suggests the market overall is balanced and trading near fair value, with its future trajectory closely tied to sustained demand for its coastal amenities.
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PropCred Estimated Value
Bedrooms
3
Bathroom
2
Parking
2
Land
557m²
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