12801/22 Merivale Street, South Brisbane QLD 4101

| Flood overlay active | 28th-floor position | 85m² internal | Brisbane State High catchment | Rent estimate $885pw The flood overlay is a material risk. It may increase insurance premiums by 15–25% and reduce resale liquidity in wet seasons, though the 28th-floor elevation eliminates physical damage. The 85m² floorplan is generous for a two-bedroom unit and supports the $885pw rent estimate, which aligns with a 4.4% gross yield against the estimated value. This property works best as a medium-term hold or owner-occupier purchase where school and lifestyle proximity offset the overlay exposure. Competitively, the unit is rare for its combination of high floor, strong school catchments, and functional layout. Brisbane State High School is a proven demand driver for families, and the 74% auction clearance in South Brisbane signals deep buyer appetite. This property best serves a buyer seeking a premium liveable base or a low-maintenance investment with stable rental demand. To proceed, engage a flood risk consultant and secure a strata inspection before committing. Comparable sales: 12607/22 sold $839,888 Aug 2024, rented $950pw; 11404/22 sold $850k. Both traded below current estimate, suggesting negotiating room near or under $1M can deliver immediate equity gain.