Independent property analysis

22 Napier Street, Malabar NSW 2036

5 bed

2 bath

2 car

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

For Sale

AGENT LISTING PRICE / RANGE

$3.40m

Desktop Valuation

Moove fair buy

Property fundamentals

Property type

House

Bed / bath / car

5 / 2 / 2

Land size

Not yet checked

Features

Not yet checked

Kitchen

U-shaped kitchen (listing photos) · KITCHEN: 3.8 x 3.2m (floor plan)

Living / dining

LIVING: 5.0 x 5.0m (floor plan)

Parking

STORE: 8.8 x 4.0m (floor plan)

Title / easements

Not yet checked

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Agent's description

Set in a highly sought-after coastal location, this substantial north-facing residence offers generous proportions, multiple living areas and a versatile floorplan ideal for large families or multi-generational living. Capturing elevated views across Malabar Bay, the home presents an excellent opportunity to secure a spacious property with outstanding potential to update and make your own.

Arranged over two levels, the home features three bedrooms downstairs and two oversized bedrooms upstairs, offering excellent separation and flexibility for extended family living. Multiple living spaces and eat-in kitchen areas provide plenty of room for everyone, while the light-filled upstairs living area enjoys a bright and airy feel.

Enjoy a relaxed coastal lifestyle just 300m from Malabar Ocean Pool and a five-minute walk to Coastal Brasserie, with Malabar village shops, cafés and everyday amenities close by.

Additional features include:
• Separate formal living room and spacious family and dining area opening to a covered patio
• Sunny, tiered rear yard capturing the desirable north-facing aspect
• Two bathrooms and multiple eat-in kitchen areas with generous bench space
• Split-system air conditioning on both levels
• Polished timber floors
• Ample storage, including under-stair storage
• Internal laundry
• Tandem garage plus separate storage room
• Excellent scope to renovate, personalise and add value in a premium coastal location

Council Rates: $773.30 per quarter (approx.)
Water Rates: $216.53 per quarter (approx.)

Disclaimer: All information contained herein is gathered from sources we believe reliable. We have no reason to doubt its accuracy, however we cannot guarantee it. All interested parties should make and rely upon their own enquiries. Images may include digitally enhanced or AI-generated content for illustrative purposes and may not precisely represent the actual and complete property or its features.

What the agent's wording really means

“multiple living areas and a versatile floorplan ideal for large families or multi-generational living”The home has separate living rooms on both levels and bedrooms upstairs and downstairs, allowing separated family zones.
“Capturing elevated views across Malabar Bay”The upper balcony and upper-level living areas look out towards the coast.
“multiple eat-in kitchen areas”The agent refers to the kitchen breakfast bar and adjacent family/dining room; the floor plan shows only one kitchen. Confirm whether any secondary kitchenette or cooking facilities exist.

Best fit for

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

Growing families: Five bedrooms, two distinct living rooms, and a secure grassed backyard cater well to family life.

Multigenerational households: Two bedrooms and living upstairs plus three bedrooms and living downstairs offer independent zones.

Renovators: The solid, functional build offers clear opportunity to modernise finishes, bathrooms, and kitchen.

Buyers needing single-level living: The layout is split across two levels with internal stair access.

Luxury buyers: Fittings and joinery are standard older residential grade rather than high-end architectural finishes.

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

$66,000

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 — Malabar

Median price

$3.33m

Median house price in Malabar

Number of sales

Malabar · last 12 months

Avg days on market

Average time similar homes took to sell

Postcode

2036

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: 6 November 2026