20 Clemson Avenue, Edge Hill QLD 4870

Flood overlay detected | Dual-living config complicates insurance | Suburb growth down 11.8% | Price premium risks reversion The property’s flood overlay introduces a specific insurance cost mechanism: premiums are assessed per dwelling, so insuring both the main house and the separate villa will carry an added surcharge typically 15-25% higher than a single-title home outside the zone — a recurring cost of roughly $600-$1,200 annually versus similar unencumbered stock. The dual-living opportunity is genuine: a separate-title villa with its own kitchen, bathroom, and entry commands premium rental yields — Edge Hill’s 4.2% suburb figure likely understates income potential here, as two tenancies can push yield to 4.8-5.2% at market rents. The recent $825,000 sale followed by current estimates of $1.08-1.39 million signals a re-pricing gap that may reflect the buyer’s expectation of lower risk; this property is best held as a medium-term rental play, not a flip, due to growth headwinds. What sets this property apart is the freehold dual-living layout on a single title — rare in Edge Hill’s tightly-held 400m² blocks — offering either a mortgage-help rental income stream or multigenerational privacy without strata fees. The 2019 build with recent upgrades (hybrid timber, Dekton kitchen, Crimsafe, electric gate) reduces immediate capital outlay and positions it as near-turnkey for an owner-occupier seeking a granny flat or yield-focused investor targeting the $850-$1,100 per week bracket. For a buyer who accepts the flood overlay’s manageable recurring cost and can negotiate from the recent $825,000 sales evidence, this property delivers a competitive entry point into a quiet-street location walking distance to Edge Hill Village amenities. | Date | Event | Price | Notes | |——|——–|——-|——-| | April 2025 | Sold | $825,000 | Recent sale; comparable basis | | Jan 2018 | Sold | $275,000 | Private treaty, 71 days | The April 2025 sale at $825,000 provides the most relevant baseline; current estimates of $1.08-1.39 million appear optimistic given suburb price per m² growth of -11.8% year-on-year — buyers should anchor due diligence to the recent sale figure and account for flood overlay discounting. Exploring this property’s insurance and rental feasibility through your lender and a flood-zone specialist will clarify the real holding costs before you commit.