53 Lehmann Circuit Caboolture South QLD 4510

Flood overlay | conflicting bedroom count | 10-year-old last sale | 246sqm structure on 482sqm lot The flood overlay is the primary risk mechanism here, potentially affecting insurance costs by an estimated $1,200–$2,400 annually and limiting resale pool to buyers comfortable with that exposure. The 51% building coverage on a standard 482sqm lot offers generous internal space at 246sqm, rare for this price bracket, but the conflicting bedroom count (reported as 3 or 4) introduces valuation uncertainty. This property suits a buyer who values square footage over specification clarity and who can hold through insurance volatility. The 246sqm building on a flood-affected lot gives you negotiating leverage, as the estimate at $871,000 already discounts comparable non-flood properties. You gain substantial floor area for family living or dual-income rental yield at $660 per week, but your position is strongest if you verify bedroom count before offer. This house serves best an owner-occupier seeking space over prestige, or an investor willing to manage insurance uplift for above-median rental return. The 3-bed comparables at 51 and 55 Lehmann Circuit sold for $868k and $854k on smaller 401sqm and 402sqm lots, confirming a 5-8% premium for your larger lot and building, yet the flood overlay should cap your offer below that range. Verify bedroom count via inspection to resolve the 15% value swing this discrepancy creates, then proceed with a conditional offer factoring in flood overlay costs.