10 Gooding Place, Richlands QLD 4077

Bushfire overlay present | compact 305sqm land | co-living yield structure unverified | strong school catchment This property’s pricing relies on co-living income assumptions that have not been proven by comparable sales. The bushfire overlay introduces an unquantified insurance risk that must be costed prior to purchase. The 305sqm lot is efficient for rental yield but leaves minimal outdoor amenity for owner-occupiers. Judgment: hold only if co-living lease structure can be independently verified and insurance quotes obtained for the site. The four-bedroom lowset layout with two ensuites and a study is rare in Richlands under $1.15m, making it competitively positioned for professional share-house tenants. The quiet pocket location and dual-school catchment reduce vacancy risk. This house suits an investor targeting verified co-living returns, not a family seeking space. Recent comparable sales in Richlands show three-bedroom houses on similar land sizes transacting between $870k and $990k in the past six months. This property’s higher bedroom count justifies a premium, but the gap to its $1.14m estimate requires the co-living income to close convincingly. Proceed only once each lease agreement has been sighted and insurance costs for the bushfire overlay are confirmed in writing.