You cannot put a foot wrong on the high-side of Hill Road on a massive north-west facing site with water-view and all day sun. The secret is long out that this modest winding street with its leafy 7 min walk to the water is the sub-tropical enclave of the neighbourhood. The 1985 beach home with high dry ceilings, timber throughout and gorgeous parquet Tango-able floors, has been well sashayed-on, but family members now move in different directions. Sentimental, but still-desirable bones are offered for sale 'as is where is', and although she has her baggage - she is alert to your genius and opportunity - whichever way you wish to take her. This is a pivotal position in a microclimate valley for those seeking shelter from the prevailing and peace from through-road scooter-ists. Dance it into the next decade, incarnation, or summer.

Some photos virtually staged