20 Dredge Circle, Brassall QLD 4305

Bushfire overlay | Auction 6 June | 660 m² block | Strong school catchments | Value gap vs median This four‑bedroom family house on a generous 660 m² block in Brassall positions itself as one of the larger, more modern offerings in a suburb where the four‑bedroom median sits around $830,000. The combination of built‑in robes, an ensuite, open‑plan living, and NBN‑to‑the‑premises connectivity makes it a practical candidate for owner‑occupier families prioritising schooling catchments such as Brassall State School and Ipswich State High. Its estimated value at roughly $1 million suggests a premium over local comparables, which may be justified by land size and condition but requires careful validation against recent sales. The primary risk is the bushfire overlay, which may affect insurance costs and future resale liquidity. The auction campaign on 6 June arrives in a market where the reported clearance rate for the suburb is zero percent and average days on market are only 15—indicating either very few listings or rapid withdrawals, not necessarily strong demand. Discrepancies in the building area (174 m² internal versus 223 m² satellite estimate) should be resolved through physical inspection. A buyer who can negotiate toward the lower end of the $930k–$1.09m range may capture a decent family property, but over‑paying near the top would be difficult to justify given the surrounding median and overlay constraints.