81 Kangaroo Valley Road, Berry NSW 2535
81 Kangaroo Valley Road, Berry NSW 2535
Semi-rural Berry holding | ~4,000 m² with services and dam | North-facing land | Subdivision history | Lifestyle demand corridor
This property sits in a sought-after pocket of Berry where the village’s everyday convenience meets a genuinely semi-rural setting. The land is the standout—roughly an acre, gently sloping, with a northerly aspect and town water and sewer already connected. That combination is rare this close to the town centre, and it gives the property a dual appeal: a private lifestyle block for a family or downsizer, and a holding with inherent flexibility given its recorded subdivision interest. The street itself carries a premium character, with established homes, open outlooks, and a buyer pool drawn from local upsizers and tree-changers who value space without isolation. For the right owner, this is a place to build, renovate, or simply enjoy as a low-maintenance acreage retreat.
The property’s value may be shaped most by its development potential and how the land is configured relative to the street. The subdivision history suggests possible lot yield, but any future use would depend on current planning controls, access, and service placement—factors that could influence both price and buyer type. The existing improvements are unconfirmed, so the purchase may be largely land-driven, meaning condition of any dwelling, outbuildings, or fencing could affect negotiating room. Flood or bushfire overlays have appeared on other parcels in the corridor, so a careful check of the specific lot’s constraints is worthwhile. The north-facing, serviced acreage remains the core strength, and its value should reflect that rarity rather than standard house metrics.
Detailed Independent Property Report prepared by PropCred Analyst team for 81 Kangaroo Valley Road, Berry NSW 2535
Checks found:
Value Risk
1
Liquidity Risk
2
Planning Risk
Income Risk
1
Execution Risk
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Market Insight
Berry is positioned as a mature, established coastal town where outright ownership of detached houses on substantial land is the norm. Demand is driven predominantly by older, established couples seeking a lifestyle change, reflecting the suburb’s demographic profile. Recent market conditions show a softening in house prices with extended selling periods, indicating a recalibration. Future growth is tied to the enduring appeal of its regional setting and large land parcels, though the market faces headwinds from price sensitivity and limited transaction velocity.
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PropCred Estimated Value
Comparable Sales: 62C Kangaroo Valley Road sold $2.75M (4,290 m²); 120C Kangaroo Valley Road sold $1.58M (1.62 ha) | Property Price Band: $1.6M–$1.7M | Value Drivers: land size and services, subdivision potential, north-facing topography
Bedrooms
5
Bathroom
3
Parking
1
Land
2.08 acres
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