31308/24 Stratton Street, Newstead QLD 4006

| Flood overlay risk | 68m2 apartment | 4%+ ROI tenanted | St Tropez complex | The flood overlay introduces an insurance cost premium and potential liquidity discount at resale; buyers should factor an additional 30-40 basis points off net yield for flood-zone loading. The 4%+ ROI is acceptable for a tenanted Newstead unit but not exceptional for a property nearing a decade old, where strata levies and capital works contributions typically rise. For an owner-occupier the amenity and location offset the risk, but for an investor the return requires the tenant to remain in place to avoid a period of negative carry. The St Tropez complex with its sand-beach pool and gym gives this unit a competitive edge over older stock in the same postcode; few 68m2 two-bedders in Newstead offer that lifestyle drawcard. The 2017 build is recent enough that major capital expenditure is deferred, and the secure parking reinforces the property’s appeal to professional couples or downsizers who value lock-and-leave convenience. This unit suits a buyer seeking a low-maintenance base in a walkable riverside precinct, but only if they accept the flood zone as a manageable due diligence item rather than a deal-breaker. The internal floor area at 68m2 is tight for two bedrooms; a serious buyer should confirm the second bedroom comfortably fits a double bed and wardrobe, as anything less would narrow the pool of future tenants or resale buyers—walk through with a tape measure, not just the floorplan.