3/3 Boulder Court, Nelly Bay QLD 4819

Prime location 100m to ferry and village | Boutique complex of only 3 | Modern build 2010 | Strong rental demand from island workers and tourists This townhouse occupies a rare position in Nelly Bay’s tight rental market, being a modern build in a small complex that avoids the higher vacancy risks of larger blocks. The 100-metre proximity to the ferry and commercial strip gives it a structural advantage for both owner-occupiers seeking convenience and investors targeting the island’s steady stream of professionals and holiday tenants. The low body corporate fees and tidy condition reduce holding costs, and the 2-bedroom, 2-bathroom configuration suits the dominant demographic of couples and small households that make up over half the local population. For a buyer wanting a low-maintenance base with proven rental fundamentals, this unit offers a cleaner entry point than older stock. The main risk is the bushfire overlay, which may affect insurance premiums and lending appetite from some banks, so pre-approval should confirm this is manageable. The land size discrepancy across sources suggests the strata lot entitlement is modest, limiting future subdivision potential, but that is not the play here. The estimated rental yield of around 4.6 to 5.5 percent is solid for the location, and with no recent street sales to benchmark against, the asking price sits below the higher valuation estimates, giving a buyer room to negotiate. Hold this property for steady cash flow and capital growth driven by island infill constraints, not for quick flipping.