52 Floramy Street, Boondall QLD 4034

Dual living, brick build, no overlays | Rented as two homes | Sits in a fast-selling corridor The property’s strongest buying case is its legal dual-living configuration, which is rare in this price band. Two kitchens and separate entries across 254sqm of internal space create genuine income separation or multi-generational flexibility without subdivision costs. The 1970s brick construction, solar panels, and water tank lower holding costs, while the absence of flood, bushfire, or heritage overlays removes latent approval risk. This suits an owner-occupier seeking mortgage offset income or a conservative investor targeting the Boondall family demographic, where 73% of residents are families and median days on market is 13. The main risk is valuation spread,estimates range from $1.06M to $1.4M,meaning the buyer must negotiate from a position of recent comparable evidence, not vendor expectation. The 1980 last sale price provides no floor. The 46% site coverage limits future extension potential without council variance, and the single garage underperforms for a four-bedroom house in this market. Opportunity lies in renting each level separately: midpoint rent of $780pw implies a gross yield near 3.5%, which is competitive for Brisbane. Hold for rental growth in a tightening supply corridor, or occupy one level and let the other cover the mortgage.