3607/108 Albert Street, Brisbane City QLD 4000

36th-floor | Festival Towers | largest 2-bed floorplan | flood overlay detected This property occupies a rare position within Festival Towers as the largest two-bedroom floorplan in the building, offering genuine separation between bedrooms and dual balcony access that is uncommon in Brisbane CBD apartments. The 91-square-metre internal area combined with a storage cage and elevated city and river views gives it a floorplan advantage over most comparable units in the precinct, which typically sacrifice space for density. The building’s 70 percent owner-occupier ratio signals stable resident demand and lower turnover risk, making this suited to either an owner-occupier seeking long-term liveability or an investor targeting tenants willing to pay above-median rent for superior layout and outlook. The flood overlay is the primary risk factor, and while the 36th-floor elevation eliminates inundation concern, it may affect insurance premiums and future resale buyer sentiment. Body corporate fees at nearly $8,900 per year plus the special levy for lift and chiller plant works through 2027 represent a material holding cost that must be factored into yield calculations. On the opportunity side, the current asking price sits below the estimated market value, and the 2014 last sale date suggests limited recent turnover, which can allow a buyer to negotiate from a position of knowledge. Hold this property as a core city residence or stabilised rental with a five-year horizon, letting the building improvements and limited supply of large two-bedroom floorplans work in your favour.