10716/320 Macarthur Avenue, Hamilton QLD 4007

| 7-year gap to comp sale | unit resale value trailing suburb | complex supply risk | flood overlay exposure This property carries two structural risks: the 2019 purchase price of $435,000 suggests the complex has underperformed relative to suburb-wide growth of 17.3%, and the unit sits within a 3,916 m² lot with overlays for bushfire and flood. The opportunity lies in the $680/week rental—a 4.2% gross yield against the $840,000 estimate, which is competitive for an inner-city apartment. If you intend to hold for cash flow or short-term rental income, this unit works; for capital growth, it risks being outpaced by detached houses in the same suburb. The 70 m² internal area with one secure car space and on-site gym and pool is rare for a 2019-era build in Hamilton—most newer units shrink to 55–60 m². The complex’s riverside position with resident bikes and kayaks, plus CityCat proximity, creates a lifestyle amenity that commands premium from professional tenants or owner-occupiers downsizing. This unit suits a buyer seeking yield and walkability over speculative capital appreciation. Comparable sales: 10816/320 (similar floorplan) sold at $864,000; 10916/320 sold at $770,000 one month ago. These suggest the market is pricing units in this complex at a 10–15% discount to suburb median detached houses. For a buyer at $840,000, there is a narrow margin of error—the recent $770,000 comp indicates softness for less-renovated units. Contact a conveyancer to verify flood overlay impact on insurance premiums, then instruct a buyer’s agent to negotiate a price anchored to the $770,000 comp, not the $864,000 high.