9 Albany Close, Runcorn QLD 4113

Bushfire overlay | 43% site coverage limits rebuild | 5 beds on 756sqm | long-term hold since 1996 | auction 2 May The bushfire overlay introduces a material risk that constrains future development potential and may elevate insurance costs, an expense that directly reduces net yield. The 43% building coverage on a 756m² block limits major expansion without council consent, effectively capping the upside from a rebuild or extension strategy. While the property offers immediate liveability with five bedrooms and multiple living zones, the financial logic favours a hold-and-improve approach over a knockdown-rebuild, given the overlay and coverage ratio. This house commands a strong position in a quiet cul-de-sac near premium retail and good schools, rare in this corridor for a 756m² block. The long owner history suggests solid bones and a neighbourhood with limited turnover, supporting stable capital growth. It serves best a family seeking move-in space with optionality to upgrade finishes over time, or a landbanker patient enough to wait for overlay changes. Contact a building inspector with bushfire overlay experience before auction day to quantify the risk premium.