59/36 Higgs Street, Deception Bay QLD 4508

Flood overlay | short term rental gain | small land | competitive entry price The flood overlay introduces a specific risk that may increase insurance costs by an estimated $800–$1,200 annually and could temper future capital growth relative to nearby non-flood properties. However, the current rent estimate of $595 per week represents a gross yield of approximately 4.3% when measured against the lower end of the value range, which is above the suburb average of 3.8%. This property should be held as a rental investment for cash flow, not flipped for short-term capital gain. What makes this property competitively rare is the combination of modern finishes, a private courtyard, and a 253 m² floor plan within walking distance to the waterfront—a configuration seldom available under $750,000 in this corridor. The master balcony and secure garage add functional advantage for first-home buyers seeking low maintenance, while investors benefit from a rental history of under 7 days on market. To proceed, obtain a specialist flood insurance quote and cross-reference the rental demand across three local agencies before making an offer. | Comparable Sale | Price | Difference to This Property | |—————–|——-|—————————-| | 57 Higgs Street, sold Aug 2025 (3 bed, 2 bath, 135 m² land) | $615,000 | -$65,000 to -$188,000 lower | | 62 Higgs Street, sold Mar 2025 (3 bed, 2 bath, 140 m² land) | $648,000 | -$32,000 to -$155,000 lower | The recent sales data confirms a value gap of $32,000–$188,000 above the last comparable transaction, which reflects the current market uplift but also leaves limited buffer for error in a softening market. Use these comparables to anchor your negotiation below the lower end of the valuation range.