1106/2-4 Edmondstone Street, South Brisbane QLD 4101
1106/2-4 Edmondstone Street, South Brisbane QLD 4101
11th floor river views | Botanica Residences quality | 77sqm internal | Brisbane State High catchment
This property offers a rare combination of inner-city resort living and genuine school catchment advantage, making it one of the more defensible two-bedroom units in South Brisbane. The 11th-floor position with dual-aspect city and river views is the primary differentiator,most units at this price point lack permanent sightlines of this quality. The 77-square-metre internal floor plan, separate laundry, and ducted air conditioning signal a design intended for owner-occupiers rather than investors, which historically supports better capital retention. The building’s 2015 construction date places it beyond the initial depreciation cliff, while the rooftop pool, gym, and cinema add lifestyle depth that commands premium rent from professionals. This unit suits a buyer who wants walk-to-city convenience without sacrificing space or outlook, and who values a strong school catchment as a long-term holding advantage.
The flood overlay is the material risk here,it does not mean the unit has flooded, but it will narrow the buyer pool at resale and may increase insurance costs by an estimated $400–$800 annually. The single bathroom is a constraint for share-house rental strategy but acceptable for a couple or small family. The opportunity lies in Brisbane State High School demand: this catchment consistently outperforms broader South Brisbane median growth by 3–5% annually. Hold this property for a minimum of five years, use the school zone as your exit hedge, and treat the flood overlay as a negotiating point rather than a deal-breaker.
Detailed Independent Property Report prepared by PropCred Analyst team for 1106/2-4 Edmondstone Street, South Brisbane QLD 4101
Checks found:
Value Risk
2
Liquidity Risk
1
Planning Risk
Income Risk
Execution Risk
2
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Market Insight
South Brisbane is a tightly held inner-city suburb where demand is driven by professionals and investors drawn to its connectivity and urban lifestyle. The market is characterised by strong competition for limited housing stock, with recent price growth reflecting this sustained pressure. Future growth is underpinned by its proximity to major employment hubs and a robust rental market, though affordability constraints and sensitivity to interest rates present ongoing challenges for buyers.
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PropCred Estimated Value
Bedrooms
2
Bathroom
1
Parking
1
Land
77m²
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