20 Goodwin Terrace, Moorooka QLD 4105

High future land tax liability | 34% site cover restricts extension | shallow rental yield near 3% | narrow window for value uplift before rate cycle turns. This property carries a structural growth premium but with tight constraints. Above-market land value embeds further capital gain into the suburb’s 19% annual trajectory, yet the existing 34% site coverage limits future redevelopment without DA approval. The true cost sits in the yield floor—under 3% gross means negative gearing is non-negotiable unless equity gain accelerates. Hold for medium-term capital compounding, not cash flow. The Queenslander form on a 607m² block near Toohey Forest commands scarcity in a corridor where days on market sit below 28. The designer kitchen and butler’s pantry differentiate against period stock, while the workshop adds practical utility. This suits a professional couple or family trading up for amenity and school catchments, not a passive investor. | Period | Sold | Annualised Growth | |——–|——|——————-| | 1999–2001 | $145k → $240k | 28.7% | | 2001–2016 | $240k → $645k | 6.8% | | 2016–2021 | $645k → $1,095k | 11.2% | | 2021–2026 | $1,095k → est. $1.85M+ | ~10.5% | The historical growth trajectory has accelerated since 2016, yet the current listing positions above the suburb median, pricing in further premium compression. The return profile matches a micro-market tightening, not a broad correction. Proceed only if you can hold through a 12-month settlement window and prioritise location over immediate rental coverage.