158 Nicholson Street, Goulburn, NSW 2580

Nestled in a prime location, this beautifully renovated Federation House offers an unparalleled opportunity for builders, developers, investors, and owner-occupiers seeking immediate comfort with future upside. Featuring development and subdivision approval for three additional dwellings, this 1,355m² property promises significant potential for expansion and profitability. Side access ensures seamless integration for the additional dwellings while maintaining privacy and functionality for the Federation home. With its blend of modern amenities, period charm, and a strategic layout, this property stands as a testament to visionary real estate possibilities.

Positioned on a leafy, sought-after street where homes are typically held long-term, this property is surrounded by established residences reflecting pride of ownership and community stability. This underscores the rarity of the opportunity to secure a foothold in one of Goulburn’s most desirable precincts.

The house is ideally situated close to essential amenities, enhancing both convenience and lifestyle. Families will appreciate the proximity to renowned educational institutions such as Goulburn High School and Wollondilly Public School, while healthcare needs are easily met with Goulburn Base Hospital, all within easy walking distance. Recreational opportunities abound with Victoria Park and the Goulburn Aquatic and Leisure Centre nearby, offering green spaces and leisure activities for all ages. This strategic location ensures that all necessary facilities are within easy reach, making the property not just a home, but a well-connected hub of comfort and practicality.


Immediate Comfort, Future Potential

This property features a recently updated 1920s double-brick Federation home with beautiful period features. The house offers rental potential or could serve as a base while building the three dwellings behind. Offered with vacant possession, this property allows you to commence your project immediately.

The updated Federation House offers:
•	Three double-sized bedrooms with built-in wardrobes
•	Sunroom filled with natural light, ideal as a fourth bedroom, home office, or creative retreat
•	Spacious room with hidden built-in study and storage behind glass sliding doors
•	Renovated bathroom with shower, bath, and vanity
•	Separate spacious toilet and vanity
•	Kitchen with generous bench space, built-in oven, four-ring cooktop, dishwasher, and walk-in pantry to delight home chefs
•	Bright laundry room close to the backyard and hills hoist for convenience
•	Two living rooms, including a large living area with double doors opening onto a raised entertaining deck, which overlooks the backyard
•	Large fenced backyard with period feature rock wall, brick paths, and side gate access
•	Covered front porch with beautiful heritage-style tiles
•	Solar panels to future-proof energy costs
•	Daikin Zoned ducted heating and cooling air conditioning system
•	Decorative ceilings with period features
•	Velux skylight
•	Double brick home for thermal comfort
•	Off-street dedicated parking and carport

The house has been meticulously renovated with the following improvements:
•	New kitchen including custom stone bench tops, joinery, and flooring
•	Bathroom with shower, custom glass shower screen, bath, and vanity with stone bench top
•	New laundry plus window through brickwork
•	New living room including flooring, skirting boards and cornices
•	Lounge room – addition of Velux skylight and LCD lighting 
•	New Colorbond roof including capping, flashings, quad high front guttering, anticon blanket, and metal batons
•	Complete painting of exterior and interior
•	Roller blinds to windows
•	Fly screens to all windows and doors
•	New Daikin Zoned ducted heating and cooling air conditioning system
•	Removal of 2 deteriorated backyard sheds
•	New Backyard dividing fence to separate the existing house from development lots 
•	Subfloor ventilation
•	Complete rear deck
•	Tiling front patio with elegant heritage-style flooring
•	Solar panels on roof
This property is the ideal canvas for crafting your investment future. With recent upgrades it offers comfort and style.

Approved Development and Subdivision Potential

With development and subdivision approval secured, you can deliver three architecturally designed additional dwellings with a clear pathway for titles, allowing each dwelling to be held or sold individually while retaining the Federation house on its own lot.
This creates an ideal opportunity for:
•	Ongoing rental income across multiple dwellings
•	The flexibility to sell one or more dwellings while retaining others for cash flow
•	Crafting a multigenerational lifestyle retreat for family living across generations
•	Entry into the booming Goulburn market with a project ready to commence
•	Approved plans are available on request for qualified buyers.

Future-Proof Investment Aligned with Goulburn’s Vision

The investment potential of the three additional one-bedroom dwellings is strong, especially for staff at nearby educational institutions, healthcare facilities, and as accommodation for fly-in fly-out doctors servicing Goulburn and surrounding regional hospitals. These dwellings offer an attractive, low-maintenance living solution for professionals seeking convenience and proximity to their workplaces. With Goulburn High School, Wollondilly Public School, and Goulburn Base Hospital within easy reach, the demand for well-located, modern accommodation is assured. The side access road and strategic layout further enhance the appeal, ensuring seamless integration and accessibility. This blend of location advantage and architecturally designed dwellings positions the property as a prime opportunity for builders, developers, and investors, with strong potential for future resale and substantial rental returns. 

Goulburn’s population is forecast to grow by an additional 7,000 people by 2036, with Council actively supporting this growth through targeted CBD densification and medium-density housing near services. The Goulburn Mulwaree Council Demographics Study 2024 and CBD and Surrounds Transformation Project highlight a growing need for well-located, smaller dwellings. With 57% of households being singles or couples without children while 83% of housing stock is 3+ bedrooms, this approved development directly addresses market gaps, ensuring consistent demand from professionals, healthcare workers, educators, first-home buyers, investors, and downsizers.

Importantly, this project is ahead of its time, with designs completed before these Council studies, allowing you to get out in front with this niche opportunity in Goulburn’s growing market.
At the same time, the Federation home’s timeless character and quality ensure stable demand from buyers seeking a premium location and classic architectural charm.

Prime Location

Enjoy a lifestyle of convenience with key amenities nearby:
•	Goulburn High School – 350m
•	Wollondilly Public School – 280m
•	Goulburn Base Hospital – 450m
•	Victoria Park – 450m
•	Goulburn Aquatic & Leisure Centre – 700m
•	Goulburn Square Shopping Mall – 1.2km
•	Mistful Park Shopping Centre (under construction) – 1.8km

Expressions of Interest

This property is offered by Expressions of Interest closing 4pm, Thursday 31st July 2025 AEST. The vendor reserves the right to accept an offer prior to the EOI closing date.
With development and subdivision approvals already in place and vacant possession offered, this Federation house with approved future potential is ready for you to move in, lease, or develop immediately, unlocking its full potential in a thriving regional hub.
Properties in this tightly held street are rarely offered, making this a rare chance to secure your foothold in Goulburn’s future.

Contact us today for further information or to arrange your inspection and secure this rare, ready-to-go development opportunity in the heart of Goulburn.

Aaron Downs 0422 438 804
Julie Downs 0422 438 805