17/10-14 Faculty Close, Smithfield QLD 4878

Suburb growth modest | rental increase secured | flood overlay present | high body corporate | holding costs significant The unit’s rental stepping from $565 to $600 per week by January 2027 reduces vacancy risk, but body corporate fees near $4,800 annually compress net yield to roughly 5.5% at likely purchase price. Flood overlay detected on title adds insurability and resale friction for future buyers. This property should be held for cash flow, not short-term capital gain. Smithfield’s 7% annual growth lags higher-demand suburbs, so debt reduction and rent growth are the correct levers for this investment. What makes this unit competitive is the 2023 refurbishment and low-maintenance, first-floor layout with lift access—rare for this price band in Smithfield. The current below-market tenancy with a known future increase gives buyers immediate yield security. It suits an investor seeking steady, managed returns with low vacancy, or a downsizer wanting full turnkey convenience. To confirm value, the next step is to examine body corporate sinking fund reports and obtain a flood insurance quote. Comparing recent sales: Unit 4/10-14 Faculty Close estimated at $546,000 off-market; this unit last sold May 2023 at $325,000—refurbishment and market lift justify a premium, but the search band suggests disciplined negotiation against these comparables.