705/16 Aspinall Street, Nundah QLD 4012

| Price gap risk | Slow rental yield | 13-year hold behind market | No price guide opacity | This property carries observable risk in its valuation spread: Domain’s upper estimate of $1.05m against property.com.au’s $846k leaves a buyer exposed to overpaying without comparable sales context, while a $675/week rental return against either figure signals sub‑5% gross yield-weak for an investor. The upside lies in the Circa Dos complex’s owner‑occupied majority (85%) and Nundah Village walkability, which support capital stability but not rapid growth. For an owner‑occupier seeking a solid, low‑maintenance foothold in a tight catchment, this unit works as a hold rather than a flip; for an investor, the numbers require rent growth or value‑add justification not evident here. Competitively, the 75m² floorplate with a private balcony and secure parking is rare for a two‑bedroom in this precinct, and the building’s demographic skew to 20–39 year‑olds aligns with long‑term tenant or resale demand from young professionals and families targeting Nundah State School. The feature set-split‑system air, dishwasher, alarm, FTTP-meets modern expectations without excess, meaning a buyer pays for utility, not luxury. This property best serves a buyer who values location fundamentals over speculative upside, and who can negotiate from the lower end of the valuation range to build equity from day one. The comparable sales data-last traded in 2013 at $482,500-shows 13‑year appreciation of roughly 75%, trailing Brisbane’s broader apartment market over that period. | Value inference: The building’s 85% owner‑occupancy rate suppresses turnover and price volatility, but also caps short‑term gains; a buyer should anchor offers to the $790k–$846k band, not the Domain peak. To move forward, request the seller’s depreciation schedule and body corporate records for the last three AGMs-these will reveal whether the low turnover is a feature or a flaw, and whether outgoings erode any yield advantage.