Gumdale at a glance
2,392
People
$1,970,000
Median sale
$799/wk
Median rent
2.11%
Suburb gross yield
Median sale from 6 recorded sales (last 12 months) — a Districts calculation.
QLD › Gumdale › Formosa Rd
$4,088,000
Last sold
16 June 2022
6
Bedrooms
5
Bathrooms
8
Car spaces
10,117.141 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Last sold
$4,088,000
16 June 2022 · derived via latest_sale
Local land rate: recorded House sales in Gumdale (last 5 years) with land size have a median of $2,670/m² of land (n=28). Districts calculation from recorded sales — not a valuation.
Gumdale at a glance
2,392
People
$1,970,000
Median sale
$799/wk
Median rent
2.11%
Suburb gross yield
Median sale from 6 recorded sales (last 12 months) — a Districts calculation.
Vs Gumdale
+107.5%
Median sale
Suburb $1,970,000
-1.09 pp
Gross yield
Suburb 2.11%
Suburb median $1,970,000 from 6 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Brisbane City Plan 2014
Zone
Environmental management
EM
Jurisdiction
Brisbane City Council
Brisbane, QLD
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
For more information on this property, visit Queensland Globe.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
QLDZoned Environmental management · EM (Brisbane City Plan 2014). Official parcel area about 10,308 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $799/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded. This lot’s own applications are a separate question. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Environmental management · EM (Brisbane City Plan 2014). Official parcel area about 10,308 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Nearby development pipeline
UnknownNearby development applications are not loaded. This lot’s own applications are a separate question.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
KnownmediumOfficial parcel about 10,308 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownNo DA adapter returned applications for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Gumdale at a glance
2,392
People
$1,970,000
Median sale
$799/wk
Median rent
2.11%
Suburb gross yield
Median sale from 6 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Queensland Sotheby's International Realty BrisbaneThe ultimate endless summer beckons with one of Brisbane's most exquisite resort-style sanctuaries. This tranquil tropical haven, set out over 1.02 secluded hectares, delivers all you need for a life well lived. From the floodlit tennis/basketball court, to the pool and spa with a floating cabana and swim-up bar and beyond to the entertainment quarter with rooftop terrace and parking for up to 8 cars, it all awaits here in this 6 bedroom masterpiece. Conveniently sprawled out over a stunning single level, this is a unique property ideal for when you seek peace, privacy and 71 squares of pure perfection.
Ensconced within lush greenery, where towering natives and manicured gardens grace the landscape, this home is infused with a sense of liveable luxury. No expense spared craftsmanship and design are paired with interiors which evoke an inviting warmth and personality. The kitchen is a prime example - the striking black cabinetry is softened by timber accents, while the high ceilings and oversized windows ensure ample natural light cascades in. The bank of acclaimed appliances ensures entertaining is seamless, as will the decadent wine cellar, when it comes time to pair your favourite vintage with a delectable meal.
There's no need to book in a 6-star holiday escape either. Your very own swim-up bar beckons in the freeform pool, leaving you feeling like the Maldives has arrived on your doorstep. Indulge yourself with lazy Sundays reclining on the floating cabana or enjoy cocktails with friends in this blissful slice of paradise. There's also a sports bar set amongst the trees with a rooftop terrace and all the space and seclusion you need to get back in touch with the great outdoors.
Shoot hoops with the kids during the day and at night, switch the floodlights on and serve up your best shots on the championship sized court. There is also the opportunity to host guests on the vast alfresco terrace, fitted with fireplace, pizza oven and outdoor kitchen, with the big game lighting up the screen in the background.
Six sophisticated bedrooms reside within this modern day master-crafted home, including the main bedroom suite with walk-in robe. In harmony with its natural surrounds, it boasts a discrete outdoor shower and ensuite with a glorious timber freestanding bath. A second bedroom is also blessed with a contemporary ensuite and walk-in robe, with four more bedrooms and three more deluxe bathrooms on offer (including one in the pool house).
The home also presents with an executive office, a lounge room warmed by a fireplace, media room, air-conditioning and ceiling fans, triple garage and double bay work shed with triple carport and a boat/trailer bay.
Positioned in a tightly held and prestigious precinct, this is your chance to soak up a quaint village lifestyle while still being within 15km of the Brisbane CBD. There's a lovely selection of coffee shops, supermarket, beauty essentials and even a pub, with the local school mere minutes away. Moreton Bay College is a five minute drive, with Chandler Sports Centre, plenty of childcare centres and Westfield Carindale within easy reach. There is even arterial road access to the CBD, Brisbane airport, down to the Coast and out to the Bay, should you ever be tempted to leave the confines of this consummate holiday-style compound.
There is simply no comparison to this residence of distinction. Reward yourself with this idyllic lifestyle and arrange your inspection today.
Property Specifications:
Peace, privacy and 71 squares of pure perfection on 1.02 secluded hectares
No expense spared craftsmanship and design while still evoking an inviting warmth
Gourmet kitchen with acclaimed appliances and striking black cabinetry, softened by timber accents
Light-filled dining room set beneath a 3.7m ceiling with oversized glass windows
Lounge room with fireplace, media room plus a decadent glass-faced wine cellar
Vast alfresco terrace with fireplace, pizza oven, outdoor kitchen and TV, nestled beneath a 4.2m ceiling
Pool with an idyllic swim-up bar and a floating cabana, adjacent to the deluxe pool house with bathroom
Sports bar set amongst the trees with a rooftop terrace and a flood-lit tennis/basketball court
Luxurious master suite with walk-in robe and ensuite with discrete outdoor shower and glorious timber freestanding bath
Five more modern bedrooms, three elegant bathrooms an executive office, air-conditioning and ceiling fans
Triple garage plus double bay work shed with triple carport and a boat/trailer bay (8 car parking, total)
Positioned in a tightly held and prestigious precinct, within 15km of the Brisbane CBD
Quaint village lifestyle with local coffee shops, supermarket, beauty essentials, pub and school
Arterial road access to the CBD, Brisbane airport, down to the Coast and out to the Bay
5 min drive to Moreton Bay College + close to Chandler Sports Centre & Westfield.
Listing description written by Tyson Clarke, Queensland Sotheby's International Realty Brisbane — reproduced as published, not verified by Districts.