201/25 Duncan Street, West End QLD 4101

River flood risk | 2 car spaces rare | 19 sqm over median | auction pricing uncertain | 8 days listed Flood overlay imposes a tangible discount—likely $80,000 to $120,000 off a comparable dry block, a cost the buyer must accept upfront. The 119 sqm floor plate, 5 sqm above typical 2-bed units, gives genuine living space that holds value better. With two dedicated car parks in a riverside complex, this is not a pure lifestyle trade; it functions as a lock-and-leave holding property. Buy only if the final hammer price lands below $1.28 million, and treat it as a medium-term hold for capital stability rather than aggressive growth. The floor area and dual parking are the property’s competitive edge in a local market where median 2-bed units run smaller and single-carpark. Direct river views from the balcony and main bedroom differentiate it from comparable West End stock—most units face inward or street. This combination suits a professional couple or downsizer prioritising space, security, and outlook over absolute flood-free safety. To gauge true market appetite, instruct your conveyancer to retrieve the 2015 sale price and request the body corporate’s recent insurance premium and flood claim history from the sellers’ solicitor before auction day.