4/14 Coyne Street Sherwood QLD 4075

flood overlay risk | quick 2024 resale | split-title strata | value gap between estimates The flood overlay is the primary risk mechanism here: it suppresses insurance costs and resale liquidity, and the quick 2024-2026 resale suggests the previous buyer saw something in the risk-return that a new buyer must verify. The 2024 sale price, when compared to current estimates, implies a roughly 45% nominal uplift in less than two years-this is not a stable income or holding play unless the strata body has a certified flood management plan and the unit sits above the 1-in-100-year level. The property works best as a long-term hold for an owner-occupier who values Sherwood’s school catchment and transport, not as a short-term flip or passive rental. What makes this unit competitively strong is its 87m² internal area on a small strata lot, which is rare for a 2-bedroom flat in Sherwood-most units this size sit in larger complexes with higher body corporate fees. The air conditioning, balcony, and built-in robes are baseline expectations, but the fully fenced area and single garage add practical utility that typical flats lack. It suits a first-home buyer or downsizer who needs a walkable position to Sherwood State School and the train station, and who can absorb the flood risk by securing appropriate insurance and checking the council’s latest overlay revision. To move forward, request the strata roll for the past five years-particularly minutes covering flood-related discussions-and obtain a personal insurance quote for the unit specifically, not just the building policy.