20/38 Brays Road, Murrumba Downs QLD 4503
20/38 Brays Road, Murrumba Downs QLD 4503
Practical 3-bed unit | saltwater pool complex | strong rental demand | family catchment | flood map caution
This townhouse holds a clear advantage for buyers who want three genuine bedrooms, two bathrooms and a single lock-up garage without the upkeep of a detached house. The complex’s saltwater pool is a genuine lifestyle feature that lifts it above many comparable units in the area. It sits within a family-oriented pocket with good school catchments and reliable access to the M1 and rail, making it suitable for owner-occupiers who commute or investors seeking consistent rental interest. The property is not premium stock, but its standard is solid and well presented in line with the complex’s typical finishes.
A flood overlay detected on similar properties in the complex may influence insurance premiums and buyer caution, though the practical impact likely depends on the unit’s floor level and site elevation. The townhouse’s shared walls and strata fees might be a consideration for buyers used to fully detached housing, but this is balanced by reduced maintenance. The condition of the specific unit, especially the kitchen, bathrooms and any recent updates, may affect its price more than the complex average. Rental evidence around $550–620 per week suggests steady income potential, which could support value if the final price aligns with achieving a reasonable gross yield.
>> Comparable Sales: Apartment 49/38 Brays Road sold for $619,427 in Oct 2024 | Property Price Band: $600K-$700K | Value Drivers: condition and presentation, pool access, flood overlay impact
Detailed Independent Property Report prepared by PropCred Analyst team for 20/38 Brays Road, Murrumba Downs QLD 4503
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
2
Income Risk
Execution Risk
1
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Market Insight
Murrumba Downs, near North Lakes, is a tightly held Brisbane fringe market led by owner-occupiers: 42% purchasers, 46% couples with children, and a sizeable 55-plus cohort. House prices are around $1.02 million, up 12.4% annually; units are $668,750, up 17.95%. Houses sell in a median 15 days, units in 12, with vacancy at 0.62%. Gross yields are 3.6% for houses and 4.63% for units. Access via Dohles Rocks Road and proximity to North Lakes amenities support demand, alongside 171 house sales over the year. Stock is thin-13 listings last month-but supply is turning: listings rose 4.62% year on year and Boomscore sits at 52. Affordability and rate sensitivity remain key risks.
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PropCred Estimated Value
Bedrooms
3
Bathroom
2
Parking
1
Land
96m²
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