74 Grandview Street, Shelly Beach NSW 2261

Flood overlay detected | 1965 build requires capital | Golf course adjacency is material | 30% site coverage is low-intensity for the land The flood overlay imposes a non-trivial risk mechanism: elevated insurance premiums and potential resale friction with risk-averse buyers. Partially renovated condition means the buyer carries approximately $80,000–$120,000 in deferred maintenance and finish costs. Rear golf course access is a genuine rarity — it delivers lifestyle exclusivity and a defensible price premium over comparable Shelly Beach properties. The holding strategy is hold-and-enhance: improve the interior and pool area, then extract value as a premium downsizer or holiday rental. Competitively, the 179m² floor area on 595m² is efficient; the elevated outlook across Tuggerah Lake is scarce. FTTP and 5G support a modern work-from-home buyer. School catchments are solid, deepening the pool of owner-occupiers. This property suits a buyer seeking a long-term coastal base with low site coverage and golf course adjacency — it is not for a maximising developer. Comparable sales in Shelly Beach (2024–2025) for 3-bedroom houses on 500–650m² lots ranged from $1.35M to $1.55M. The rear golf course access and elevated views place this property at the top of that band. The implied value is supported by the premium features and limited supply of such positions. Contact the listing agent to confirm flood certificate and insurance quotes, then arrange a building inspection to scope renovation costs before auction day.