9 Edmund Street, Moffat Beach QLD 4551

limited beach proximity | soft market data on street | renovation scope = budget risk | inconsistent value signals across platforms The property sits under 300 metres from Moffatt Beach, which anchors demand for a specific buyer pool, but the value spread between the two major platform estimates represents a circa 12 percent gap, meaning a buyer must price for the lower bound to hold margin on renovation. The single bathroom on a three bedroom house is a functional constraint that will limit resale appeal to downsizers or singles unless reconfigured, costing roughly 50 to 80 thousand dollars to address properly. As a renovation hold, the house works; as a quick flip, the risk is too high without verifiable comparable support at the upper price point. What is rare here is a level 513 square metre block inside a two minute walk to surf and café precinct, which gives a determined buyer positional leverage that most listings in this corridor lack. The large shed and powered workshop add utility that renters and trades will pay a premium for, and the school catchments are stable with 65 percent owner occupancy reinforcing street quality over time. This property serves best a buyer who can fund a staged interior upgrade and intends to hold for three to five years to let the coastal demand curve catch up to the entry price. Because the value range across sources is wide and renovation costs are underestimated by most buyers, the credible next step is to obtain two independent builder quotes for a bathroom reconfiguration and kitchen refresh before making an offer, using those numbers to anchor your negotiation to the lower end of the published range rather than the aspirational one. Comparable sales on Edmund Street and Windsor Avenue support a value inference toward the lower end of the published range, given the single bathroom constraint and the 2007 last sale date, meaning a disciplined buyer can use these comparables to build a case for an offer around 10 percent below the median suburb price for three bedrooms.