71/316 Long Street E, Graceville QLD 4075

| 3-bed townhouse in top school zone | flood overlay present | recent sale at low end | strong rental yield near 5.3% | This property offers a rare combination of modern townhouse living within the Sherwood State School and Corinda State High catchments, making it a strong choice for families seeking school access without a full house price. The 1999 build is recent enough to avoid major maintenance, and the three-bedroom, three-bathroom configuration with a garage suits downsizers or investors targeting the family rental market. The January 2025 sale at $680,000 sits at the low end of the current value range, suggesting a buyer here may secure immediate equity if the market has since firmed, as the consensus estimate of $761,000 to $810,000 implies. The flood overlay is the primary risk, potentially raising insurance costs and limiting future resale appeal to buyers who can accept that exposure. This cost must be quantified before proceeding. The rental yield of approximately 5.3% is strong for the area, supporting a buy-and-hold strategy if the buyer is comfortable with the flood risk. For an owner-occupier, the school zones and modern layout provide lifestyle value that offsets the overlay. Hold this property for the school catchment advantage or as a steady rental; its value lies in location and configuration, not scarcity.