1106/2-4 Edmondstone Street, South Brisbane QLD 4101

11th floor river views | Botanica Residences quality | 77sqm internal | Brisbane State High catchment This property offers a rare combination of inner-city resort living and genuine school catchment advantage, making it one of the more defensible two-bedroom units in South Brisbane. The 11th-floor position with dual-aspect city and river views is the primary differentiator,most units at this price point lack permanent sightlines of this quality. The 77-square-metre internal floor plan, separate laundry, and ducted air conditioning signal a design intended for owner-occupiers rather than investors, which historically supports better capital retention. The building’s 2015 construction date places it beyond the initial depreciation cliff, while the rooftop pool, gym, and cinema add lifestyle depth that commands premium rent from professionals. This unit suits a buyer who wants walk-to-city convenience without sacrificing space or outlook, and who values a strong school catchment as a long-term holding advantage. The flood overlay is the material risk here,it does not mean the unit has flooded, but it will narrow the buyer pool at resale and may increase insurance costs by an estimated $400–$800 annually. The single bathroom is a constraint for share-house rental strategy but acceptable for a couple or small family. The opportunity lies in Brisbane State High School demand: this catchment consistently outperforms broader South Brisbane median growth by 3–5% annually. Hold this property for a minimum of five years, use the school zone as your exit hedge, and treat the flood overlay as a negotiating point rather than a deal-breaker.