91 Humphreys Road, Kincumber South NSW 2251
91 Humphreys Road, Kincumber South NSW 2251
Large 1,366m² block | 269m² single-storey home | Bushfire and flood overlays | Quiet coastal family street
The property’s competitive edge lies in its land. At 1,366m², it is significantly larger than most homes in the immediate street, where typical holdings sit between 600m² and 780m². This extra space provides genuine room for a pool, extended gardens, or future reconfiguration, making it a rare offering in a suburb defined by tighter, family-oriented parcels. The 269m² building footprint is solid and practical for a four-bedroom household, and the single-storey layout with a 7m roof height suggests a comfortable, conventional floor plan rather than anything architecturally adventurous. This house serves buyers seeking a spacious, private, low-maintenance coastal lifestyle with strong outdoor amenity, particularly families or downsizers who value land and seclusion over polished interiors.
The presence of both bushfire and flood overlays may materially shape the property’s value and future flexibility. These constraints can influence insurance premiums, landscaping choices, and any extension or rebuild potential, and buyers should weigh how much weight they place on the land’s size against these environmental limitations. The lack of a heritage overlay offers some redevelopment freedom, but the overlays still create a cautious buyer pool, which may temper price growth relative to comparable unconstrained blocks. The house’s age and condition are not confirmed, so the final price will hinge heavily on how well the existing structure is maintained and presented, alongside the land’s lifestyle appeal.
Detailed Independent Property Report prepared by PropCred Analyst team for 91 Humphreys Road, Kincumber South NSW 2251
Checks found:
Value Risk
Liquidity Risk
Planning Risk
2
Income Risk
1
Execution Risk
2
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Market Insight
Kincumber South is a quiet, semi-rural pocket on the Central Coast offering larger blocks and proximity to beaches. It attracts lifestyle buyers and families seeking space without paying coastal premiums. Demand is driven by its balance of tranquillity and accessibility to Avoca and Terrigal. Limited infrastructure and niche positioning constrain broader appeal. Price growth is moderate and lifestyle-driven.
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PropCred Estimated Value
Comparable Sales: 117 Humphreys Road sold on 726m² with 4 beds; 5 Humphreys Road sold for $1.065M in 2018 on 602m² | Property Price Band: $1.2M–$1.3M | Value Drivers: Land size, single-storey layout, flood and bushfire overlay impact
Bedrooms
4
Bathroom
2
Parking
2
Land
1366m²
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