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Ready to Pounce


Maybe we’re putting the cart before the horse here, because the seller hasn’t quite listed yet, but it is such a unique position that we feel it is better to work on it now so we’re ready to pounce once the property does get listed. On offer is a strangely unique (in a good way!) property. We’re talking over 1250m2 of land with three of four boundaries having frontage to high quality and usable parkland, and the fourth boundary only has a neighbour for half of it. Even better is the fact it is almost flood free, which may come as a surprise because if there’s one thing you should know about Brisbane – if it is parkland it likely floods! But we’re not done yet! There’s also a large existing sold brick and concrete home to one side of the block. Full brick is uncommon. Full brick that can be retained whilst the site gets subdivided? That’s nearly unheard of! The site suits a 1 into 2 lot subdivision (house retained on one lot) with the option of  anew home on the vacant lot. Buyers at or just under $1.6m should call Justin on 0410511535. 

Contradiction


This is a fabulous opportunity, and a somewhat rare one, where we can subdivide whilst keeping the house as is, where is, and not needing to demolish any of it (with the possible exception of a shed and stairs). Zoned CR2, this site is nearly 850m2 and located on a corner. We have the ability to create a vacant lot that should be around 400m2 in area (we can go as low as 300m2), all whilst keeping the high character and livable, but dated large 4 bedroom Queenslander on it’s own 450m2 lot (approx). Further it is located in a premium and desirable pocket with many sales North of $2.5m. The only question mark though is a whopping great big contradiction. One council map indicates there is overland flow to about 150m2 of the site (the back corner of the proposed vacant lot), and second council map that is based on more recent data shows no overland flow on or even near the site. Which one is accurate will come down to some extensive discussions and research with our engineer. Allowing for only minimal overland flow to a small portion of the site, our numbers are showing approximately $290k equity gain from the subdivision option, or near 20% if we choose to build on the vacant land. Buyers at $1.8m should call Justin on 0410511535. 

Might Be Something in This


This near on 1100m2 MR zoned site has an existing approval that we don’t like, however, it is still a favourable DA that we’re hoping will allow us to rearrange the units to achieve a superior outcome. We’ll need a decent due diligence period to seek further advice and come up with a workable design, but initial thoughts are that we’re talking 25 units in a mix of 2 and 3 bedders. It has a wide South facing frontage on a park, which means most units will either be South to the Park, or a desirable Northern orientation. It is a super quiet position, but handy to amenities, making it perfectly suitable for downsizers and owner occupiers. Lots more work to be done but initial numbers are hovering around 34% equity gain. Buyers at $2m+ should call Justin on 0410511535.  

Premium Hold


We love this property for the fact it brings in a good rental return for the product and position, which is a perfect recipe for land banking, but also has future development potential. Located in a quality street in a premium suburb is this brick block of 3 flats, with potential to earn over 4.5% gross return – a far better return than can usually be obtained from this type of product in a good location, and that includes for properties with no further potential. The land is over 600m2 with a wider than normal frontage, and with it’s LMR2 zoning can be subdivided into two lots for two premium small lot homes. The numbers for this aren’t currently hitting the target, but that’s ok. Just having this as a future option in combo with the returns makes this for a superior land bank opportunity than can usually be found. Buyers around $1.85m should call Justin on 0410511535. 

 

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