102-104 Norham Road, Ayr QLD 4807
102-104 Norham Road, Ayr QLD 4807
Dual-numbered frontage | Older detached house on generous land | Functional regional buyer pool | Value tied to block and shed appeal | School proximity a practical draw
The dual-numbered frontage at 102-104 Norham Road signals a rare configuration in Ayr—likely a single large parcel or an amalgamated holding that offers more land than a standard suburban allotment. That extra space is the strongest competitive edge, as it suits buyers wanting room for a shed, vehicles, or future subdivision potential, though that remains unverified. The property sits within a market dominated by older, detached houses on 800–1,000 m² blocks, where practical improvements like air-conditioning and storage drive appeal. It serves best a buyer seeking a land-rich entry point into a tight regional market, likely a first-home buyer or investor who values yard space and centrality over modern finishes.
Value may be shaped by the dwelling’s condition, as older Ayr stock often requires renovation or maintenance, and dated kitchens or flooring could soften appeal. The land size and dual-numbering might allow for future options, but any development or subdivision potential depends on council zoning and title details, which are not confirmed. Buyer interest could also hinge on flood exposure, as elevation data is absent, and that uncertainty might temper offers. The balance of land versus house condition will likely set the final price, with the block doing most of the heavy lifting.
Detailed Independent Property Report prepared by PropCred Analyst team for 102-104 Norham Road, Ayr QLD 4807
Checks found:
Value Risk
2
Liquidity Risk
Planning Risk
Income Risk
1
Execution Risk
2
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Market Insight
Ayr, an hour south of Townsville, is a key service hub drawing young families seeking affordable housing and a strong community ethos. House medians sit around $350,000–$390,000 depending on the data source, with annual growth ranging from 16.4% to 29.6%. Units are cheaper at a $289,000 median sale price and grew 44.5% over the past year. Houses sell in roughly 38 days, with gross rental yields of 6.26% for houses and 6.44% for units. The local economy is anchored by agriculture, the sugar cane industry, and small businesses, while prospective transport upgrades and proximity to schools underpin values. Key risks centre on potential oversupply and limited nightlife that could deter younger demographics.
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PropCred Estimated Value
Comparable Sales: 7 Phillips Street sold $370,000; 84 Beach Road sold $385,000 | Property Price Band: $300,000–$400,000 | Value Drivers: Land size, shed or outbuilding potential, and overall condition of the dwelling
Bedrooms
4
Bathroom
2
Parking
2
Land
809m²
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