Northern Beaches seeing wider variety of sub-$500,000 properties: HTW residential

There would be no great surprise to most that the sub-$500,000 market is still thin in the Northern Beaches, according to a recent Herron Todd White (HTW) residential report. 

The report notes there is currently a greater amount of stock, a wider variety and located in a number of additional suburbs than there has been for several years.

A Narrabeen sale in June for $450,000 with a 4.7% yield, a Balgowlah sale in April for $425,000 with a 4.8% yield, an Avalon sale in May for $450,000 with a 4.4% yield and a Dee Why sale in May for $450,000 with a five% yield, are all areas in which older style one-bedroom units have sold in 2019.

The report notes that the only suburb where a two-bedroom unit is available in this price range is Dee Why, with a unit at 2/7 Ilikai Place (pictured above) scraping in at $500,000 even, enjoying a 4.7% yield.

"The product types and price bracket obviously appeal primarily to first home buyers and investors.

"Interestingly, four of the five examples have been subsequently listed for rent immediately after the sale, which is a good indication of the target market," the valuation firm said. 

Yields between 4-5% are fairly consistent across the board, with rents ranging between $380 and $465 per week for the above mentioned properties.

"By looking at buying the ugly duckling in a desired location, there is opportunity to create value and it is much easier to renovate than relocate your unit.

"Whilst there should be no expectation of any significant capital growth over the next 12-month period, there are some early market indicators that the worst may be behind us," the valuation firm said.

The cheapest house sale of 2019 currently goes to 2 Ellis Road, Beacon Hill (pictured above), the HTW report noted

The sale represents the absolute bottom end of the market, selling at auction for $850,000 in February, well below the Beacon Hill median house price of $1,421,000, according to CoreLogic.

"As you can imagine, the price discount comes at a cost to the location and the quality of the existing improvements," the valuation firm commented. 

The property comprises the original circa 1960s timber weatherboard dwelling, situated on 538 square metres of land and adversely located on the corner of a busy intersection to Warringah Road.