90 Tomaree Road, Shoal Bay NSW 2315

Hamptons-style coastal house | 921sqm block with no overlays | 4-bedroom configuration after upgrade | Shoal Bay school catchment The property’s competitive strength lies in its rare combination of a large, risk-free block and a designer Hamptons finish in a tightly held coastal suburb. The recent expansion to four bedrooms directly addresses the dominant buyer profile in Shoal Bay: families seeking permanent or holiday homes with space and premium aesthetics. Being within walking distance of Shoal Bay Public School and having no flood or bushfire overlay removes the two most common deal-breakers in coastal markets, giving a buyer negotiating leverage on timing and price. The primary risk is that the $1.25 million 2023 purchase price plus renovation costs may have pushed the current asking above the suburb’s recent sales ceiling, particularly given limited recent comparables on Tomaree Road. A buyer should verify the quality and council approval of the bedroom addition, as the pre-sale listing described a three-bedroom home. The opportunity is to secure a property that, with cosmetic updates or a modest landscaping investment, could achieve a premium yield as a holiday rental or hold long-term value in a supply-constrained location. Use the auction date as a deadline to conduct due diligence and negotiate a pre-auction offer if the vendor shows urgency.