Holiday Road was initially assessed as a straightforward cosmetic flip with a clear and efficient execution plan.

The purchase included early access to the property while the vendor completed a Code Compliance Certificate (CCC) application, allowing sufficient time to complete a cosmetic renovation and address a defective title prior to settlement.

While renovation works progressed as planned, delays arose on the vendor’s side. The CCC application, expected to take two to four weeks, extended to approximately six weeks. During this period, the vendor moved back into the property due to personal circumstances, which materially affected access and the agreed workflow.

As the project progressed, the situation became increasingly difficult to manage, including disputes around access and contractual interpretation. In parallel, issues emerged with neighbouring parties, making resolution of the cross-lease title more complex and likely to extend the project by an additional three to six months.

At that point, a commercial decision was made to prioritise capital efficiency. Rather than holding the property for an extended period to fully resolve the title, the property was brought to market and sold with the defective title disclosed.

The decision reflected a disciplined assessment of opportunity cost, holding risk, and capital deployment. While further upside may have been achievable, it did not justify the additional time, complexity, and capital tie-up.

Holiday Road demonstrates an important aspect of active property trading: knowing when to execute the original plan and when to adjust the exit to protect overall portfolio performance.