A premier oceanfront opportunity, 85 Dune Road spans 1.96 acres± with 162'± of direct Atlantic frontage, deeded beach access, and sweeping ocean and bay views. Positioned in the sought-after Westhampton Beach enclave, this rare offering includes approved variances and a complete site plan, allowing for the construction of a 6,900 SF± main residence with an oceanside heated gunite pool and spa. The existing 1,435 SF± home provides an immediate waterfront retreat, while the gated entry, private boardwalk, and mature landscaping enhance privacy and exclusivity. Designed for both immediate enjoyment and long-term value, this property presents a seamless opportunity to create a world-class oceanfront estate. Its proximity to upscale dining, boutique shopping, and cultural attractions ensures the perfect balance of seclusion and convenience, making 85 Dune Road a rare and highly coveted investment in the Hamptons.