717 Wembley Road, Browns Plains QLD 4118

Risks: bushfire and flood overlays | land value dominates at 99% | building is only 136m² | rental yield below 5% The bushfire and flood overlays introduce insurance cost premiums of $2,000–$4,000 annually, and the small house on 1.86 hectares means the building is functionally a secondary asset; the primary value is in the land. This property is best held for future subdivision or as a long-term land bank, not as a family home, because the existing structure is undersized for its site. The lack of heritage overlays is a positive. The 1.86-hectare usable parcel in Browns Plains is rare; comparable land sales in the area show price per square metre rising 8–12% annually, driven by encroaching suburban demand. The property suits a buyer with a 5–10 year horizon who can sit through the insurance costs and zoning risk, or a developer willing to absorb overlay studies for future density rezoning. The solar panels and air con are marginal value adds. To proceed, request a flood overlay map from Logan Council and an insurance quote for bushfire risk; without these, the acquisition price may be mispriced. Comparable sales of 1.5–2 hectare sites in Browns Plains range from $1.1M–$1.4M, placing this listing near the high end, which demands the buyer account for overlay costs.