13/154 Albany Creek Road, Aspley QLD 4034

3-bed townhouse, 250m² lot, flood overlay noted | Aspley State School catchment, 1.1km | 80% owner-occupier suburb, 10-day average market | Built 1999-2000, last sold 2021 This townhouse presents a workable entry into a stable owner-occupier suburb, where three-bedroom stock moves quickly. The 120m² internal area with two bathrooms and a courtyard suits a downsizer or first-home buyer seeking low-maintenance living within a strong school catchment. The fully fenced yard and outdoor entertainment area add practical appeal for small households, while the remote garage and air conditioning reinforce everyday comfort. For a buyer, the property’s configuration is not rare but its positioning within a tight market and a proven rental demand profile makes it a defensible hold. The flood overlay is the primary risk and will constrain exit options for any buyer who cannot absorb that uncertainty. This is not a property to overpay for, given the overlay’s potential impact on insurance and resale liquidity. The 2021 last sale date suggests limited recent price discovery, so current pricing should be tested against comparable sales without flood flags. For a buyer, the sensible play is to secure it at a discount reflecting the overlay, hold for medium-term occupancy or rental yield, and exit when the market absorbs the risk.