13 Short Cut Road, Delan QLD 4671

Bushfire overlay increases insurance cost | Holding cost on 17ha land without income | Limited comparable sales data weakens exit certainty | Long market time suggests price discovery not complete This property carries structural risk from bushfire overlay which increases insurance premiums by an estimated 30-50 percent annually on a property already bearing holding costs of approximately $1,500 per month in rates and maintenance on 17 hectares without farming income. The 181-day market presence without sale at current price signals that vendor expectations have not yet aligned with buyer demand for rural lifestyle properties in this corridor. The property is best held as a long-term lifestyle choice rather than a short-term capital growth play, given the absence of recent comparable sales near the asking level. What makes this offering competitively rare is the combination of 17 usable hectares with a modern four-bedroom dwelling and pool within two hours of Bundaberg—most comparable rural holdings at this price point require significant renovation or lack water infrastructure and productive cleared land. The NBN Fixed Wireless supports remote work capability for buyers who can generate income independently of local employment. This property best suits a buyer seeking self-sufficiency with existing infrastructure rather than speculative land banking. The sales history shows price growth from $430,000 in 2007 to $530,000 in 2008, then no transaction for 18 years before current listing at $1,100,000. This gap creates valuation uncertainty—the property has not been tested at current market levels, and the 181-day listing period without sale suggests the $1,100,000 mark exceeds what local buyers accept for hobby farms in the Delan area. Readers should commission a registered valuation and test insurance quotes for bushfire coverage before committing to due diligence.