Independent property analysis

268 Old South Head Road, Watsons Bay NSW 2030

6 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

Expressions of Interest Bu

AGENT LISTING PRICE / RANGE

$5.00m

Desktop Valuation

Moove fair buy

Property fundamentals

Property type

House

Bed / bath / car

6 / 2 / 2

Land size

Not yet checked

Features

Not yet checked

Kitchen

L-shaped kitchen (listing photos) · KITCHEN: 3.6m x 3.8m (floor plan)

Living / dining

LIVING: 5.9m x 4.3m (floor plan) · DINING: 3.1m x 3.8m (floor plan)

Parking

GARAGE (listing photos)

Title / easements

Not yet checked

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Agent's description

A rare opportunity to secure a generous landholding close to one of Sydney's most tightly held coastal villages. This duplex offered as two residences, presents an exciting opportunity to reimagine the site and create a truly special home in a remarkable harbour and coastal setting.

With generous land, a prized Watsons Bay address and the lifestyle on your doorstep, the property offers an exceptional foundation for those looking to create a bespoke residence tailored to their vision. Explore the potential to transform the existing site into a dream home that takes full advantage of its position, scale and surrounds, subject to the necessary approvals.

Just moments from pristine beaches, harbour and ocean walks, celebrated cafés and restaurants, with convenient connections to Bondi Junction and Sydney CBD, this is an opportunity defined by land, location and possibility.

* Substantial combined landholding
* Two residences offered together
* Exceptional opportunity to create a dream home
* Scope to reimagine and transform the existing site (STCA)
* Prized Watsons Bay coastal position
* Potential to create a bespoke residence tailored to your vision
* Moments from beaches, harbour and ocean walks
* Surrounded by celebrated cafés and restaurants
* Convenient access to Bondi Junction and Sydney CBD

What the agent's wording really means

“Scope to reimagine and transform the existing site (STCA)”The property is an older two-storey duplex on a large block that could be redeveloped or converted into a single luxury residence, subject to local council planning approvals. Council zoning, heritage controls, and allowable building envelope with Woollahra Council.
“Moments from pristine beaches, harbour and ocean walks”The home is located in Watsons Bay within walking distance of local beaches and coastal walking trails. Exact walking distances and access routes to nearby harbour beaches.

Best fit for

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

Renovators: The existing duplex layout and dated finishes offer extensive scope for complete modernization or architectural reconfiguration.

Investors: Two separate three-bedroom residences offer dual-income rental streams in a high-demand coastal location.

Multigenerational households: Independent mirror-image three-bedroom dwellings allow extended family to live side by side with full autonomy.

Buyers needing single-level living: The dwelling is configured over two storeys with all bedrooms situated upstairs.

Downsizers: Substantial landholding and multi-level duplex footprint require significant maintenance.

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

$165,000

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.

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Suburb context — Watsons Bay

Median price

$7.56m

Median house price in Watsons Bay

Number of sales

Watsons Bay · last 12 months

Avg days on market

Average time similar homes took to sell

Postcode

2030

Woollahra 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: 25 October 2026