365 Esplanade, Scarness QLD 4655

Low yield per unit | Single-title illiquidity | Scarce Esplanade holding | Low ground elevation risk The single-title structure creates a binary exit: the entire complex must trade as one, limiting buyer pool and extending days on market. At approximately $17,000 per unit annually, gross yield sits around 3.7% at a $3,214 per square metre land rate, a below-market return for the Fraser Coast. The 48% building coverage leaves no room for value-add densification. This property functions best as a long-term, passive hold for a buyer prioritising location over immediate cash-on-cash returns. Its competitive advantage is irreplaceable: direct beachfront opposite the Esplanade, zoned residential with no overlay constraints, on a 1,050m² lot. The seven-unit configuration suits an investor seeking portfolio consolidation into a single, low-management asset. The 3.9% suburb rental yield provides a benchmark; this complex underperforms it slightly but offers land bank optionality absent in individual units. Best suited to a buyer with patient capital who values positional scarcity and simplification of holdings. The comparable sale of unit 1 at $230,000 in 1990 and unit 3 at $370 per week rent suggests individual unit values range around $230,000 to $260,000 today, meaning the complex may be priced near replacement cost, not market premium—confirming the purchase price should reflect bulk discount, not retail sum of parts, to justify the illiquidity risk.