12 Moorina Drive, Harristown QLD 4350

Flood overlay risk | $25k-$30k discount baked into mid-range estimates | zone holds value in tight school catchment | low land-to-building ratio limits extension upside The flood overlay introduces a measurable discount mechanism that depresses resale leverage relative to unencumbered comparables. Buyers effectively pay $25k-$30k below the suburb median for equivalent livability. With the site covering 38% of its lot and no bushfire or heritage constraints this house offers strong rental utility at an estimated $620 per week but capital growth will lag in a flat market unless the Toowoomba corridor appreciates significantly. If you are buying for long-term hold with stable tenancy in a school catchment backed by FTTP connectivity you are positioned defensively. This is not a trade. What makes this property competitively strong is the four-bedroom single-level layout on a fully fenced lot within walking distance of Glenvale State School and Darling Downs Adventist College. The master suite with walk-in robe and ensuite together with the open-plan living area and outdoor entertainment zone directly address the needs of a family buyer seeking low-maintenance living near the CBD. It suits owner-occupiers or passive investors prioritising consistent rental demand over speculative upside. Comparable sales data shows the March 2023 purchase at $505k and a current rental history of $360 per week in 2019. The Domain mid-range estimate of $790k aligns with the overlay-adjusted range. This supports the conclusion that $849k is priced at the upper edge of fair value for a buyer who values school catchment stability above capital growth.