32 Douglas Street, Sherwood QLD 4075

Riverfront prestige with hidden flood cost | Bushfire overlay may limit insurance | 5G but no FTTP | High land-to-building ratio but limited resale pool The property carries formal flood and bushfire overlays that can materially increase insurance premiums by an estimated 30-50% annually and may deter some future buyers. The 26% building coverage on 1525m² is an efficient use that leaves substantial outdoor space, but the three-level layout with multiple decks and the in-ground pool add ongoing maintenance costs often overlooked. The pontoon and absolute riverfront position create genuine lifestyle value, though the premium positioning above $3.9m narrows the buyer pool significantly—this property should be held long-term for capital growth rather than flipped within five years. The rarity is in the combination of 5 bedrooms with three ensuites, private river access, and the 1525m² block in a high-side Sherwood pocket where owner-occupiers dominate and median days on market stretch to 44, indicating patient sellers. For a family seeking a permanent riverfront home with room for children and watercraft, this property offers immediate utility and scarcity that few competing listings match. The walk to Sherwood State School and train station adds everyday convenience that underpins demand across market cycles. To proceed, confirm current insurance quotes for the overlay exposures and arrange a building inspection on the three-level structure before any offer.