1 Court Road, Nambour QLD 4560

| Bushfire overlay | flood risk present | heritage constraints | rental vs sale gap | complex income structure | The property carries structural risk from three government overlays-bushfire, flood, and heritage-which may increase insurance costs and limit future modifications. The asking price sits significantly above the estimated value range of $970k to $1.2m, creating a potential equity gap for a buyer who finances at the offer level. However, the current rental income from the separate unit at $400 per week, combined with the main house’s share-house potential of roughly $1,925 per week, offers a total annual return near $100k, which could support holding costs if the buyer secures the property below the listed threshold. The judgment is to proceed only if negotiation brings the price within the estimated value band; otherwise, the risk of overpaying outweighs the income opportunity. This property is competitively rare for its dual-income configuration-a main house with a separate unit-within a suburb where five-bedroom houses have a median of $1m. The school catchment for Nambour State College within 0.9 kilometres adds long-term tenant demand, and the street shows 80% owner-occupation, indicating stable neighbourhood quality. The best buyer is an investor seeking a cash-flow positive holding who can manage the overlay risks and negotiate below the $1.2m threshold; owner-occupiers should factor the unit as a mortgage helper but accept higher insurance costs. To move forward, obtain a specialist insurance quote for the overlays and commission a building inspection focused on heritage compliance and flood mitigation options.