10 Maree Place, Redland Bay QLD 4165

Fixed lease caps exit strategy | yield below suburb median | dated price guides mislead | demand reliant on renters not owner-occupiers | due diligence gap on structural upkeep. The property carries a calculated risk for an investor but a clear disadvantage for an owner-occupier. The tenancy fixed until November 2026 at $730 per week locks in a below-market yield of roughly 3.2–3.7 percent against current estimate ranges, while the quoted $620,000 sale from November 2023 implies a compressed capital growth path compared to the suburb median of $1,061,000. Opportunities emerge only if the buyer can tolerate a below-yield hold period and exit close to the 2027 cycle; otherwise, the property should be treated as a long-term core hold with rental indexation renegotiations at lease renewal. Competitively, the location’s quiet family pocket near schools, golf course, and Woolworths supports stable tenant demand, reinforced by low-maintenance land and a 2014 build that avoids major immediate capex. The double garage, outdoor entertaining, and separate media spaces strengthen appeal for a professional tenant cohort seeking a suburban rental lifestyle. This property best suits an investor with a three-to-five-year hold horizon who can absorb the current yield penalty and intends to push rent to the $780/week upper estimate at re-leasing. Sales data from November 2023 at $620,000, compared to a prior 12-year-ago sale of $260,000, shows moderate but not standout growth. The current estimate range of $1,025,000–$1,120,000 sits near or slightly above the suburb median, suggesting limited discount for the fixed lease constraint. Value inference: the buyer pays a premium for a leasehold income stream without immediate vacancy risk but forfeits upside from a faster owner-occupier sale. Schedule a landlord-requested pre-purchase building and pest inspection to verify the roof height and elevation data from June 2024, then submit an offer tied to vacant possession at settlement to unlock the full buyer pool.