18 Short Street, Woody Point QLD 4019

3 bed coastal house on 426m² | 119m² internal floor area | 200m from beach | flood overlay present This property occupies a rare configuration in Woody Point: a compact, single-level house on a sub-500m² lot within a quiet coastal pocket, offering a 28% building coverage ratio that signals potential for a modest future extension or reconfiguration. The 119m² internal area is tight for a three-bedroom layout, but the location 200 metres from the beach is the primary demand driver, particularly for downsizers or investors seeking a low-maintenance coastal hold. The 19% annual median price growth in Woody Point supports the case for capital appreciation, and the property’s proximity to a supermarket and school adds practical liveability. It suits a buyer who values location over internal space and is comfortable with a smaller footprint. The flood overlay is the most material risk, likely compressing buyer demand and limiting resale velocity compared to unaffected properties. This may also constrain financing options and insurance premiums, effectively costing the buyer a narrower buyer pool and higher holding costs. The 2017 sale at $360,000 and current estimates around $930,000 to $981,000 reflect significant price growth, but the flood risk caps upside relative to median. The opportunity lies in negotiating a discount for this risk, then holding for medium-term coastal demand. Use this property as a lifestyle base or rental hold, not a short-term flip.