77/13-19 Pastoral Circuit, Pemulwuy NSW 2145

Flood overlay present | Rental yield reasonable but not exceptional | 14-year hold suggests limited turnover appeal | Comparables cluster above $680k The detected flood risk is the primary mechanism that will compress buyer demand and cap long-term capital growth unless mitigated by building elevation or strata insurance terms—both of which require verification before committing. The 4.8% rental yield is sustainable but not market-leading for the area, meaning the property functions best as a stable hold for an owner-occupier or cautious investor who prioritises security over aggressive upside. This is a buy for use, not for flip. What sets this unit apart is the effective price point below current comparables—71/13-19 Pastoral Circuit is guiding significantly higher, giving this a structural discount that may compress as that listing transacts. The modern layout with ensuite, separate study nook, and air conditioning makes it rare among two-bedroom stock in this complex, delivering genuine utility for a professional couple or downsizer. It suits a buyer who wants a low-maintenance position with a clear value edge over the next-door equivalent. Comparable data shows 71/13-19 Pastoral Circuit at a price guide of $699k–$749k, which is notably higher than this unit’s estimated $680k midpoint—the gap suggests this property is undervalued relative to identical stock in the same complex, giving a prospective buyer immediate equity buffer if the guide proves accurate. If flood risk clears inspection and strata checks, this property offers a rare entry below comparables for a well-finished unit—verify the insurance and proceed with a pre-auction offer to capture the discount before the market adjusts.