148 Gordon Street, Ormiston QLD 4160
148 Gordon Street, Ormiston QLD 4160
Established bayside lot | Mixed street character | Dual-occupancy potential | Family and downsizer demand | Strong transport access
This property sits on a street where housing types vary considerably, from compact townhouses to substantial family homes on large parcels. That diversity works in its favour because it broadens the buyer pool—families seeking space and permanence, downsizers wanting single-level convenience, and investors looking for redevelopment flexibility. The location carries genuine lifestyle weight: rail access, local shopping, and the Cleveland CBD are close, which supports both owner-occupier appeal and rental demand. For a family buyer, the street’s mix of established homes and newer complexes means the neighbourhood feels settled but not static. The property’s main competitive edge likely lies in its land footprint and the possibility of a secondary dwelling, which adds practical value beyond the dwelling itself.
The value picture may hinge on how the land is configured and whether council permits dual occupancy or subdivision. A larger lot with redevelopment scope could command a premium from developers, while a smaller parcel would rely more heavily on the house’s condition and layout. The street’s price spread suggests buyers here pay for land and position rather than finishes alone. Condition may be a moderating factor—if the house needs updating, that could offset some of the land’s upside. Proximity to busier sections of Gordon Street might also influence appeal, though no specific constraints are evident. Buyers should weigh the property’s immediate livability against its longer-term potential.
Detailed Independent Property Report prepared by PropCred Analyst team for 148 Gordon Street, Ormiston QLD 4160
Checks found:
Value Risk
1
Liquidity Risk
2
Planning Risk
1
Income Risk
1
Execution Risk
1
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Market Insight
Ormiston is a mature bayside suburb near Wellington Point, defined by detached housing and a high share of outright owners, with families and a notable 60-plus cohort anchoring demand. House prices sit near $1.3 million, though annual growth readings vary sharply from 0.9% to 11% across sources; units outperformed, rising 17.7–20% to a mid-$780,000–825,000 median. Tight supply is evident: only 41 listings against roughly 140 sales, with houses selling 6% above asking and averaging 25–28 days on market. Rental yields remain modest—3.3–3.7% for houses, 4.0% for units—while weekly rents range $798–850 for houses and $600–615 for units. The key constraint is affordability at $1.3M-plus, compounded by vendor discounts running slightly below the Queensland average. Still, low inventory and strong owner-occupier demand should continue underpinning prices, though the absence of major infrastructure or school catchment data leaves future growth drivers less certain.
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PropCred Estimated Value
Comparable Sales: 112 Gordon Street sold $1.405M (809m²) | 146A Gordon Street sold $1.45M (4/2/2) | Property Price Band: $1.3M–$1.4M | Value Drivers: Land size and redevelopment potential, street position, dwelling condition
Bedrooms
4
Bathroom
3
Parking
4
Land
404m²
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