118 Rubicon Cres, Kuraby QLD 4112

Kuraby Auction | Bushfire overlay | 5 bed flexible floorplan | Rising market momentum The bushfire overlay introduces a material risk mechanism that may compress buyer demand and extend selling timeline, costing the buyer optionality and potentially 3% to 5% in price discount at settlement if insurance premiums rise further. The flexible ground-floor bedroom configuration offers genuine commercial logic for multigenerational households or home-office seekers, a narrowing buyer pool in Kuraby. This property should be held as a long-term family home, not a flip. The 746sqm block with 315sqm of living space is competitively rare in a suburb where median lot sizes are shrinking. The formal living with built-in bar and columned portico signals a quality finish that commands a premium over the median Kuraby home. This house serves the owner-occupier family wanting space and a defined street presence, not the passive investor looking for yield. Sales of comparable four-bedroom homes within four kilometres over the past eight weeks ranged from $1.01m to $1.89m, with a $1.51m median. The mid-range valuation of $1.659m aligns with the upper tier of that bracket, suggesting the property’s size and finish justify a premium but leave limited room for immediate capital gain. To test the market’s temperature, request the agent’s list of registered bidders before auction day and prepare a pre-approved finance cap that accounts for the bushfire overlay’s insurance cost.