26 Torwood Street, Auchenflower QLD 4066

Inner Brisbane house | 3 beds on 402m² | Milton State School catchment | 31% site coverage | Flood overlay present This house presents a competitively strong land position within a sought-after primary school catchment, a configuration increasingly rare in Auchenflower. The modest 125m² building footprint on a 402m² block signals substantial redevelopment potential or garden space, serving a buyer seeking future flexibility or a lower-density lifestyle close to the city. Its valuation growth since 2022 underscores strong underlying demand for well-located parcels. The primary decision factor is the flood overlay, a tangible risk that necessitates specialised insurance and impacts long-term capital certainty. The single bathroom layout may constrain immediate resale appeal to a segment of the market. Proceed with a strategy to hold for land value appreciation, accepting the yield is secondary to positional strength. Our report would pressure-test the current valuation against recent flood-affected sales and detail mitigation costs. Last recorded sale was November 2022 for $540,000. This sale, approximately 3.5 years prior to current estimates, indicates a significant market uplift but should be contextualised with post-flood market sentiment and comparable sales for a precise current valuation.