144 Payne Road, The Gap QLD 4061
144 Payne Road, The Gap QLD 4061
4-bed detached house | 809m² with large entertaining deck | Payne Road State School catchment | bushfire overlay present | established family finish
Scale and location are combined rarely in this property: a 1958 family house with 282 square metres of internal space is positioned on an 809 square metre block within walking distance of a sought-after primary school. The floor plan is configured for practical family living, with a separate study, open-plan entertaining zones, and a covered deck with outdoor kitchen being used to extend the living space into a landscaped yard. The property sits comfortably in The Gap’s established residential character, appealing most to owner-occupiers who are prioritising school catchments, outdoor recreation, and room to spread out without taking on a renovation project. The kitchen, solar, air-conditioning, and security features are updated, lifting it above original-condition stock and giving it immediate move-in appeal.
The bushfire overlay may be regarded as a constraint on future development potential, possibly requiring additional planning assessment, which might temper some buyer enthusiasm. The 1958 build, despite modern finishes, may still be associated with maintenance costs for an older structure, particularly in the roof, wiring, or plumbing. The price outcome is likely to be influenced by how the large internal area is weighed against the modest land size for the suburb; some buyers may prefer a more typical block-to-floor-area ratio. These factors, when balanced against the school catchment and the quality of the outdoor entertaining spaces, are likely to be the main price setters.
>> Comparable Sales: Apartment 21/18-24 Payne Road sold at $722,000 | Property Price Band: $1.4M–$1.5M | Value Drivers: school catchment, land size, outdoor kitchen and deck
Detailed Independent Property Report prepared by PropCred Analyst team for 144 Payne Road, The Gap QLD 4061
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
2
Income Risk
2
Execution Risk
1
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Market Insight
The Gap is a mature, family-oriented suburb in Brisbane’s inner-west, anchored by high-income professionals aged 40–49 and a strong couple-with-children household base. Demand is driven by established buyers and upgraders attracted to tight supply, quality school catchments, and its 45% purchaser share. House prices sit at a median of $1.398–$1.4 million, with 5.5–7.36% annual growth; units reached $1.098 million after a 20% rise, though transaction data is thin. Stock is scarce, sitting at the bottom 26% historically, and houses sell in a brisk 35 days. Sustained population inflows, constrained supply, and Brisbane’s 15.1% annual house value growth underpin further gains, but affordability limits at upper price points and a forecast moderation to 11% growth through 2026 remain the key constraints.
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PropCred Estimated Value
Bedrooms
4
Bathroom
2
Parking
2
Land
809m²
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