31 Bellmere Road, Bellmere QLD 4510

FLOOD RISK FOUNDATION STRUCTURE | OVERSIZED LAND UNDER MARKET PRICE | ZONAL UPSIDE POTENTIAL | NO PRICE FLOOR CONFIRMED This property carries a specific risk mechanism as a flood overlay property where due diligence costs may rise above standard purchases by two to three thousand dollars for certified flood reports and appropriate insurance. The 190 square metre lowset brick home on 1040 square metres of land is currently valued around seven hundred and sixty seven thousand dollars with a rental income near four hundred and ninety dollars per week, which offers a yield that underwrites a hold strategy for an investor or an owner occupier who is willing to renovate over time. The plain judgment here is that the land size rather than the house itself is the primary value driver, and a buyer who intends to hold for five years or longer can benefit from land appreciation and possible future subdivision or development. The competitive strength of this property is the oversized land parcel in a well connected Bellmere pocket where comparable sales in the area have recently held firm, which gives a buyer a position of land banked at a price that appears below market rate for the zone. The key features that matter are the flood overlay being the only flagged risk, the reliable fibre to the premises internet and mobile coverage which are supporting rather than prime value drivers, and the fact that the house is immediately liveable which reduces holding costs during renovation. This property serves best a buyer who wants land upside in a steady area and is comfortable managing a known flood risk. Comparable sales data in this pocket suggests recent sold properties on similar sized lots have transacted in the high seven hundred thousand to eight hundred and fifty thousand range, which reinforces the current estimate of seven hundred and sixty seven thousand as below recent market evidence by approximately ten percent. This gap between current estimate and recent comparable sales strongly indicates value can be captured by a buyer who acts promptly and commissions a flood risk assessment as the first step in their due diligence process.