51/321-341 Angus Smith Drive, Douglas QLD 4814

Flood overlay | top-floor only | renters dominate | price jumped since sale | The flood overlay introduces a quantifiable insurance risk that will compound annually, while the top-floor position eliminates noise but caps resale appeal for buyers seeking ground access. With 55% renters in the building and a recent sale at $350,000, the current asking represents a 23% uplift that must be justified by market tightness, not intrinsic upgrades. This unit suits an investor chasing yield at 5.6% over an owner-occupier seeking long-term stability—hold for income, not capital gain. What separates this property is its rare combination of a spacious entertainers’ balcony and secure parking in a university-adjacent pocket with 26.6% suburb growth. The light-filled open plan and built-in robes remove friction for immediate occupancy, while the 88m² internals are generous for a two-bedroom unit. It best serves a first-home buyer or investor who can absorb the flood risk and leverage the strong rental demand from JCU and hospital precincts. The single comparable sale—May 2025 at $350,000—anchors a 23% gap to current expectations, a tension that demands price negotiation or patient holding. Before proceeding, verify the exact flood overlay classification and obtain an insurance quote; this single step defines whether the opportunity works for your strategy.