1-7 Boyd Street, Eagleby QLD 4207

Value gap below replacement | Yield compromised by rising insurance | Location growth not yet reflected in unit quality | Off-market opportunity with execution risk The primary risk is the building’s structural and insurance profile. Multi-unit residential properties in flood-adjacent corridors underwrite higher strata levies and buyer hesitancy, compressing net yield below the Eagleby median of 4.4%. The 2025 sale at $500,000 for unit 4 suggests the market has not fully repriced for rising insurance and body corporate costs tied to the age and configuration of the block. However, the broader suburb’s 24.5% annual value growth and the property’s position within walking distance to Beenleigh High and Pacific Highway align with demand for affordable, commuter-focused housing. Hold for medium-term capital growth; refinancing within 18 months could release equity. What makes this property competitively strong is its unit count—seven lockable dwellings on one title with tested rental demand at $420-$500 per week. For an investor seeking to build scale or a first-time buyer wanting to live while renting out part of the block, the configuration offers internal cross-subsidy not available in single-unit stock. The lack of flood, bushfire, or heritage overlays reduces headline risk. This property best serves a buyer who can self-manage and execute capital improvements to lift rent rolls toward the upper band of the estimate. The next step is a full strata records review and insurance claims history—without that, price is just noise.