1306/4 Edmondstone Street, South Brisbane QLD 4101
1306/4 Edmondstone Street, South Brisbane QLD 4101
2 bed / 1 bath / 1 car | Brisbane State High catchment | Flood overlay applies | Resort-style amenities | Estimated rent $830/wk
This unit sits in a sought-after inner-city pocket where the Brisbane State High catchment is a genuine demand driver, particularly for families and investors wanting strong rental liquidity. The two-bedroom, one-bathroom layout is less common in this complex than the two-bathroom versions, which gives it a slightly different buyer appeal—practical and lower-maintenance, yet still within a building that offers pool, gym, and secure parking. Walkability to South Bank, dining, and transport makes it a solid choice for owner-occupiers who want city convenience without the high-rise density, and for investors, the estimated rent of $830 per week supports a reasonable yield against the price point.
The flood overlay is the main factor to weigh, as it may affect insurance costs and long-term resale perception, though the property’s elevated position in a modern complex could mitigate practical risk. Ducted cooling and heating, plus a balcony and outdoor entertaining area, add everyday comfort, but the lack of confirmed stone benchtops or premium finishes means the unit’s presentation may not stand out against higher-spec comparables. Body corporate fees in this building class can be significant, which might narrow the buyer pool slightly. The floor level and aspect are not confirmed, so a unit with better views or a higher floor could command a premium, while a lower-floor or less-oriented layout may trade closer to the lower end of expectations.
|| Comparable Sales: 1106/2–4 Edmondstone St sold as 2/1/1 at $981k; 810/2–4 Edmondstone St sold as 2/2/1 at $1.025M | Property Price Band: $900K–$1.0M | Value Drivers: Brisbane State High catchment, building amenities, flood overlay impact, floor level and aspect, internal condition and finishes.
Detailed Independent Property Report prepared by PropCred Analyst team for 1306/4 Edmondstone Street, South Brisbane QLD 4101
Checks found:
Value Risk
1
Liquidity Risk
Planning Risk
1
Income Risk
2
Execution Risk
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Market Insight
South Brisbane’s market is defined by a thin but pricey house segment: median $820,000 with 18.84% annual growth, although an alternative series records $800,000 and -42.9%, a mismatch tied to just 52 sales a year. Units are more consistent, with medians around $730,000–$750,000 and 18.1%–18.7% growth. Demand comes from professionals earning $78k–$130k, drawn by CBD access and transport infrastructure; unit gross rental yields reach 4.96% and vacancy is 1.0%, supporting investor interest. Supply is the key constraint, limiting transaction volumes and intensifying competition. Future appreciation hinges on continued infrastructure delivery and inner-city employment pull, while affordability at roughly $800,000–$820,000 and rate sensitivity remain the principal brakes on buyer participation.
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PropCred Estimated Value
Comparable Sales: 1106/2–4 Edmondstone St sold as 2/1/1 at $981k; 810/2–4 Edmondstone St sold as 2/2/1 at $1.025M | Property Price Band: $900K–$1.0M | Value Drivers: Brisbane State High catchment, building amenities, flood overlay impact, floor level and aspect, internal condition and finishes.
Bedrooms
2
Bathroom
1
Parking
1
Land
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