25 Griffiths Street, Bald Hills QLD 4036

Corner block opportunity | Heritage overlay risk not yet costed | 1930s structure constrains renovation | Price above median requires upside delivery This property’s heritage overlay is not merely informative; it imposes specific material and design constraints that can add time and cost to any renovation, directly reducing the margin a buyer would otherwise extract from the 497m² corner block. The asking price sits above the local median, meaning the purchase premium must be justified by the redevelopment or subdivision potential that only a due-diligence investigation of the overlay can confirm. Unless the overlay permits a straightforward rebuild or dual-living split, the buyer is effectively paying for optionality they cannot yet exercise. On balance, treat this as a land-plus-demolition play, not a renovation project, until council advice clarifies the envelope. The 1930s four-room core on a level corner site offers a rare combination in Bald Hills: subdivision-scale land in a walk-to-station pocket where median days on market are 30 and annual house price growth is 17%. School catchment coverage and fibre connectivity support strong owner-occupier demand, giving the buyer both a rental buffer during planning and a resale exit to a family buyer. This suits a buyer who can carry a holding period of 12 to 18 months and has the patience to extract value from a heritage-contested plot, rather than someone seeking a quick cosmetic flip. Historical resales from 1985 to 1994 show a tripling in nine years, but the current premium over recent comparable sales implies the market has already priced in development hope. To move from hope to value, verify the overlay’s actual impact on site cover and building height before committing to a contract.