A good price is about $2,350,000. I would walk past $2,440,000.

• 67 Kendall Road is on offer via private treaty with Domain showing "Contact Agent" — no public guide, no auction, 11 days on market. The agent is likely aiming around $2.5m.
• It is a modern 4 bed / 2 bath / 8 car house on 5,219m2 of Scenic-Protection zoned bushland acreage, built in 2021 to a genuinely premium standard — dark hipped colorbond roof, stone-clad double garage, glass-balustraded alfresco, integrated rooftop solar, contemporary bathroom (aqua stack-tile feature wall, concrete freestanding basin, matte-black tapware), mature landscaping and a lake outlook in the distance. Zero renovation risk, zero cosmetic work needed. The vendor bought the block in May 2006 (it was scrub with a shed) and built the current house in 2021 — 4 years of ownership since build, 19 years since land purchase. Motivated but not distressed. Kendall Rd is a through road so the position is a small step behind the cul-de-sac pockets in the same acreage cluster.
• A modern 2021 architectural house on 5,219m2 bushland acreage.
• 2 Awinya is the anchor. Bigger house on bigger land in a cul-de-sac, sold four months ago at $2,398,800 and time-adjusts to $2,299,000 today. Subject has fewer beds and baths but a confirmed modern 2021 build (partial credit — comp vintage unknown), more internal m2 and more parking — nets to $2,269,000. The same-street 12 Awinya at $1,818,000 for pure 5,000m2 land plus the subject's 2021 build layer converges at $2,318,000. Two independent methods triangulate around $2,270,000-$2,320,000.
• The CoreLogic AVM sits at $2,360,000-$2,660,000 mid $2,500,000 (High Confidence, dated 10 August 2026). The agent's ask is around $2.5m — right at the AVM mid, so full retail. Fair mark $2,350,000 splits the comp anchor and the AVM low, giving partial credit for the confirmed modern build without paying the full retail number.
• Against that, the vendor built the house four years ago and is now moving on (not distress but not sitting on a decade of gain), only 11 days on market so no softening pressure yet, private treaty with no auction deadline, and a COOL Sydney/Central Coast market (quarter -4.33%, year -3.19% on the Sydney index which Central Coast tracks).
• A good price to pay is around $2,350,000, still fair up to $2,420,000, and anything above $2,480,000 starts feeling expensive against the comp evidence for a 4-bed on this land size. I would open at $2,270,000 (walking off the comp-derived floor) and be ready to walk past $2,440,000. If the campaign drags past 30 days with no offer, vendor sensitivity opens up and mid-$2.2s becomes real.