18 Ridings Street, Sunnybank Hills QLD 4109

4-bed house | 450sqm | high-confidence $1.676m estimate | break-lease rental yield edge The property’s primary buying case rests on a rare combination: a high-confidence valuation at $1.676m against a median of $1.351m for four-bedroom houses in Sunnybank Hills, indicating it is positioned above the local market’s core stock. The 450sqm lot with 45% building coverage and detected bushfire overlay suggests a modern build that maximises usable space while meeting regulatory standards, which is competitively strong for a buyer seeking a low-risk, turnkey family home in a catchment for Sunnybank Hills State School. The break-lease rental at $920/week, stepping to $960/week, provides immediate income certainty for an investor, while the 95% owner-occupied street profile signals stable demand and low rental turnover, making this property best suited to an owner-occupier who values school proximity and a quiet street, or a yield-focused investor. The key risk is the inconsistency in recorded bathrooms (two versus four) and car spaces (one versus two), which could affect valuation accuracy and require a physical inspection to resolve before any offer or lease commitment. The bushfire overlay, while detected, may impose minor landscaping or building material costs, but it is not a flood or heritage constraint and should not materially deter a buyer. The opportunity lies in the property’s off-market status, allowing a buyer to negotiate directly without auction pressure, and the break-lease timeline (available from May 2026) offers a window to secure it as a long-term hold with immediate rental income. Hold this property for its school catchment and stable street profile, or use it as a core rental holding with predictable yield growth.