110 River Run Circuit, Ormeau Hills QLD 4208

Flood overlay | 16 days on market | Median discount required | Rental yield below entry threshold The flood overlay on this property introduces a specific insurance cost mechanism that typical buyers underprice—expect premiums $600 to $1,200 above non-affected comparables, plus a liquidity discount of three to five percent on resale if market sentiment shifts. The short market exposure of 8 active days at this price point suggests the listing is testing a premium that the street’s 30 percent rental composition and suburban risk profile may not support without a price adjustment between $50,000 and $80,000 below ask. If you hold this property beyond seven years the land content and ongoing infrastructure demand in Ormeau Hills should recover that gap, but the property functions best as a long-term family hold rather than a short-cycle trade. The house’s practical strength is the 150 to 239 square metre footprint with separate media room and butler’s pantry—features that compete well against Ormeau Hills’ median 4-bedroom price range of $997,500. The elevated site and brick construction reduce ongoing maintenance, while the fibre-to-premises connection supports remote-work households in a suburb where 75 percent are families and school catchments are proven. This property suits a buyer who values usable internal space and a lower-maintenance block over land size, and who enters willing to negotiate below the opening threshold—your strongest position is to test an offer just above $1,050,000 before comparable sales tighten in the next quarter.