Independent property analysis

12 Boyce Road, Maroubra NSW 2035

3 bed

2 bath

3 car

400m²

House

Moove indicative price

Aspirational

Fair buy

Walk-away

Disclaimer: These price estimates are AI-generated and for indicative purposes only. For a more accurate valuation, please contact Moove.

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How the numbers compare

Agent display price

Auction

AGENT LISTING PRICE / RANGE

$2.50m

Desktop Valuation

Moove fair buy

Property fundamentals

Property type

House

Bed / bath / car

3 / 2 / 3

Land size

400m²

Features

Air Conditioning, Secure Parking

Kitchen

U-shaped kitchen (listing photos) · KITCHEN: 2.4m X 2.4m (floor plan)

Living / dining

LOUNGE: 3.7m X 5.6m (floor plan) · DINING: 3.7m X 3.0m (floor plan)

Parking

CARPORT (listing photos)

Title / easements

Not yet checked

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Agent's description

In one of Maroubra's best-connected pockets, this tightly held period home on 400sqm (approx.) offers a haven of warmth, charm and opportunity. A tessellated front balcony and gardens form an inviting entrance to the home, with highlights including lovely high ceilings, a versatile layout and a north-facing backyard. Comfortable and inspiring, there's potential to reconfigure or build upon the home for contemporary family living (STCA). Enjoy a lifestyle of absolute ease, with this convenient position only minutes to Westfield Eastgardens, the Pagewood Centro retail precinct, schools including Mount Sinai College and the International French School, the Pacific Square hub and Jellicoe Park.

- Versatile layout with optional fourth bedroom/extra living space
- Living at heart of the home features a vintage fireplace and A/C
- Neat kitchen with all-in-one oven/stove plus adjacent meals area
- North-facing backyard with established gardens and an outhouse
- Ample parking in gated drive plus a carport and detached garage
- Build upon the home's double brick bones or start fresh (STCA)
- A top spot for families, quick access to popular eastern beaches

What the agent's wording really means

“Versatile layout with optional fourth bedroom/extra living space”The property includes a central utility room and a study/bedroom 4 that can function as an office, guest bedroom, or secondary living retreat.
“North-facing backyard with established gardens and an outhouse”The rear garden enjoys direct northern aspect and includes an external WC and storage room off the back of the residence.
“Build upon the home's double brick bones or start fresh (STCA)”The existing solid brick single-level dwelling offers scope for an upper-level extension, modern reconfiguration, or a complete rebuild subject to council approval. Check Randwick City Council planning controls, zoning, and building envelope guidelines.

Best fit for

Who this property suits, and who it doesn't, based on reviewed listing information.

Growing families: Provides multiple separate living zones, 3 to 4 bedrooms, a secure flat yard, and close proximity to local primary and high schools.

Renovators: Solid period double-brick home with functional vintage layout and ample land for a rear or second-storey addition (STCA).

Buyers needing single-level living: Complete single-level floor plan with step-free or low-step internal circulation across all living areas and bedrooms.

Luxury buyers: Finishes throughout the kitchen and bathroom are standard dated project quality rather than contemporary luxury appointments.

Large or blended families: Current layout offers only a modest single bathroom and separate secondary shower/laundry, which may constrain larger households without extension.

Not sure it fits your brief? A Moove Buyers Agent can tell you if it's worth pursuing.

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Comparable sales

Address	Specs	Sold	Price	Weight
Anchors - similar spec


Secondary references


Excluded — different suburb or build tier

Comparable sales are locked See the sales we used, our adjustments and how they compare to the guide. Contact us to unlock

The guide price isn't always the real price

The market is shifting fast. Some agents are underquoting to pull buyers in, while others overquote to win the listing. Either way, the advertised guide is an unreliable starting point.

The system is a mess, and we're watching a large portion of buyers overspend on homes we know could have been bought for less, based on our conversations with the selling agents.

Average Moove saving on this property

$83,000

See how we can help

Saving estimate based on Moove client outcomes scaled to property value ($33k × estimated value ÷ $1m). Actual savings vary by property, market conditions, and buyer brief. Past results aren't a guarantee of future results.

What still needs checking

This brief summarises the property's listing information. The items below haven't been independently verified and should be checked before you make an offer.

What this brief hasn't checked

01Internal floor area: Total liveable m²

02Year built / renovation date: Age and scope of works not confirmed

03Title search: Easements, covenants, restrictions on use

04Building condition: Structural, electrical, plumbing, waterproofing not inspected

05Contract terms: Settlement period, deposit, cooling-off provisions

06Zoning and heritage controls: Knockdown or extension (STCA) depend on local council rules. Check with a Moove Buyers Agent.

07Home Inclusions: Ensure the listing description, the contract and what you see on site all match.

08Suburb stats: Median and clearance figures are Moove estimates; verify via a Moove Buyers Agent

What we'd still check before bidding or making an offer

01Building and pest inspection: commission an independent report before you bid or exchange.

02Contract and title review: have a solicitor check the title, easements, covenants and settlement terms.

03Council planning check: zoning, heritage controls and DA history with the local Council.

04Check inclusions on the contract: Don't assume everything you see at the open is included in the sale. Double check inclusions and any specific exclusions.

05Inspect what the listing doesn't show and compare the building report to what you see on the ground.

06What are they hiding? Notice recent repairs or maintenance? Take a look closer, ask the right questions and determine if there was a problem or it's just a refresh.

Moove fills these gaps through inspection attendance, agent calls, solicitor review, and on-the-ground experience in the suburb.

Discuss this property with Moove

Suburb context — Maroubra

Median price

$2.97m

Median house price in Maroubra

Number of sales

Maroubra · last 12 months

Avg days on market

Average time similar homes took to sell

Postcode

2035

Randwick LGA

Note: suburb stats above are Moove AI estimates - verify via a Moove Buyers Agent before relying on any information contained in this report.

View our analysis on other properties in the area

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Moove indicative price: aspirational, fair buy and walk-away
Desktop valuation and the comparable sales behind it
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Report last updated: 30 October 2026