40/30 Saint Kevins Avenue, Benowa QLD 4217

Flood risk | Limited land | 78% owner-occupied street | Premium over median | Tight school catchment The primary risk here is the flood overlay—it constrains insurance options and future resale liquidity, which the current $950,000 list price does not discount for. The 155m² lot is small for a townhouse, limiting any capital improvements or privacy. However, the property’s 10.5% annual value growth in the Benowa unit market suggests sustained demand from families seeking the school zone. The rental yield of 4.3% covers holding costs but leaves thin margin if interest rates rise. This is a hold-and-occupy property, not a flip or high-yield investment. What makes this competitive is the rarity of a freestanding-style townhouse with three bedrooms, two bathrooms, and a fully fenced courtyard within a premium school catchment. The master ensuite with walk-in robe targets downsizers or young families who prioritise lock-and-leave convenience over land area. The street’s 78% owner-occupancy signals stability, reducing short-term tenant turnover risks. This best suits a buyer who values school access and low-maintenance living over capital upside. Given these conditions, your next step should be to commission a flood risk assessment and compare insurance quotes before progressing—this single piece of due diligence will clarify whether the price reflects the hazard exposure. The only comparable sale is the 2019 purchase at $400,000, which shows a 137% increase over five years—above Benowa’s median growth and indicating the property has already captured some catchment premium.