11 Boyd Street, Bowen Hills QLD 4006

1920s character | 422m² inner-city | DA-ready reno | RNA precinct upside This property occupies a rare intersection of heritage character and contemporary redevelopment potential in a high-growth inner-city pocket. The 422m² lot with no flood or bushfire overlay, combined with an existing 252m² building envelope and a history of approved plans by a known architect, gives a buyer a configuration edge over neighbouring cottages on smaller or constrained sites. The recent renovation to five bedrooms and three bathrooms aligns with demand from professional couples and families seeking a walk-to-CBD house with school catchment access, while the RNA Showgrounds and RBWH employment anchors underwrite medium-term capital growth. For an owner-occupier, the polished timber floors, high ceilings, and leadlight glass deliver immediate lifestyle amenity; for an investor, the floorplan supports dual-income or home-office use. The primary risk is the heritage overlay, which may limit future external changes and adds approval time and cost for any major works,this is priced into the current listing but not the comparable apartment sales. The discrepancy between the 125m² and 252m² building size figures suggests careful due diligence on actual habitable area versus satellite footprint. The buyer should verify the 2022 DA approval status and whether it remains current, as reactivation could unlock a higher-value outcome than the as-renovated house. Hold for the RNA precinct uplift and re-sell or refinance post-2028; do not overpay for the renovation premium if the land-to-building ratio is the true long-term value.