21908/28 Merivale Street, South Brisbane QLD 4101

1-bed flat, 56m², South Brisbane | Flood overlay active | Brisbane State High catchment | NBN FTTP | 1 open car space This unit occupies a compact but efficient 56m² in a well-connected South Brisbane location, where the primary competitive edge lies in its catchment for Brisbane State High School—a rare advantage for a one-bedroom flat that typically does not attract family buyers. The configuration suits a professional or investor targeting a tenant profile that values proximity to the CBD and cultural precinct over space. The open car space adds practical utility in a dense area where parking is scarce, supporting both owner-occupier convenience and rental appeal. The detected flood overlay is the most material risk, as it may limit financing options and increase insurance costs, directly reducing net yield for an investor. The historical sale of a comparable unit in the same building at $380,000 in 2020 suggests the current valuation range of $690,000–$910,000 reflects significant market appreciation, but the flood risk introduces a ceiling on future capital growth. This property is best held as a medium-term rental play in a high-demand corridor, with the school catchment providing a buffer against vacancy.