25 The Boulevard, Benowa QLD 4217

Flood overlay risk | Rental yield 2.3%-3.0% on mid-value | Oversized block but 65% building coverage | Media room counts as fifth bedroom in some listings The flood overlay is a known cost driver here, affecting insurance premiums and resale liquidity. With an estimated rental range of $1,730-$2,240 weekly against a $4m midpoint value, the yield sits between 2.3% and 3.0%, which is tight for an investor but acceptable for an owner-occupier seeking lifestyle. The 65% building coverage on an 829m² lot is high, limiting future extensions, but the direct river frontage and half basketball court are differentiated features that command a premium. This property should be treated as a primary residence first, not a high-yield hold. The rare combination of a gated resort setting, concrete and steel construction, and over 15 meters of Nerang River frontage positions this house well for a family or executive buyer who values privacy and amenity over pure capital growth. The media room, butler’s pantry, and separate office offer flexibility for remote work and entertaining, while the saltwater pool and alfresco with automated Vergola add immediate lifestyle value. It suits buyers seeking a turnkey waterfront compound with minimal renovation risk. | Comparable Sales on The Boulevard | Recent transactions include $2m for a 4/3/2 held 12 years, and $2.16m for a 4/3/2 held 3 years. These are notably lower than this listing, but neither offers direct river frontage or the scale of this house. | | Value Inference | The $4m midpoint is defensible given the premium for waterfront and new build, but the gap to street comparables means buyers should negotiate hard on the $3.88m ask. | Given the flood overlay and yield ceiling, your next step is to order a specialist flood report from a certified hydrologist and confirm insurance quotes before you proceed further with this property.