Ormeau Hills at a glance
4,858
People
$1,095,000
Median sale
$814/wk
Median rent
3.87%
Suburb gross yield
Median sale from 40 recorded sales (last 12 months) — a Districts calculation.
QLD › Ormeau Hills › Arrowsmith Cres
$1,060,000
Last sold
21 Aug 2025
4
Bedrooms
2
Bathrooms
2
Car spaces
448 m²
Land
232 m²
Building
Districts View
No upside evidence detected in the data Districts holds for this lot.
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
$1,060,000
21 Aug 2025 · derived via latest_sale
Local land rate: recorded House sales in Ormeau Hills (last 5 years) with land size have a median of $1,883/m² of land (n=157). Districts calculation from recorded sales — not a valuation.
Ormeau Hills at a glance
4,858
People
$1,095,000
Median sale
$814/wk
Median rent
3.87%
Suburb gross yield
Median sale from 40 recorded sales (last 12 months) — a Districts calculation.
Vs Ormeau Hills
-3.2%
Median sale
Suburb $1,095,000
+0.12 pp
Gross yield
Suburb 3.87%
Suburb median $1,095,000 from 40 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning data is being calculated
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
QLDPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Nearby development applications are not loaded. This lot’s own applications are a separate question.
Rental
No advertised rent is recorded. Suburb median rent $814/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.
1 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownArea
Ormeau Hills at a glance
4,858
People
$1,095,000
Median sale
$814/wk
Median rent
3.87%
Suburb gross yield
Median sale from 40 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by JMO Property GroupRHYSS FREEMAN, MORGAN OLIVER AND THE JMO TEAM PROUDLY PRESENTS: 16 Arrowsmith Crescent, Ormeau Hills.
This luxurious 232m² home offers the perfect combination of modern style, practical design, and high-end features, set on a level, elevated 448m² block in sought-after Ormeau Hills.
From the moment you arrive, this home makes a statement. A rendered brick fence with an electric gate and separate pedestrian access offers both privacy and security, while manicured, low-maintenance gardens set the tone for what's inside.
Step through the front door and you'll be greeted by soaring 2.7m ceilings, light-filled spaces, and a flowing layout that combines expansive open-plan living with a dedicated media room, perfect for both family time and entertaining.
The spacious master suite is a private retreat, complete with a large fully fitted walk-in robe and a luxurious ensuite featuring a walk-in shower with twin shower heads, double stone vanity, feature tiling, and separate toilet. Air-conditioned for year-round comfort, it's the perfect place to unwind.
At the heart of the home the open plan living area offers an expansive space for the family to enjoy. While the sleek central kitchen features stone benchtops, a 600mm electric cooktop, under-bench oven, pantry, soft-closing cabinetry, and breakfast bar seating making it both beautiful and functional.
In addition to the master, three generous bedrooms all include mirrored built-in robes. The main bathroom mirrors the style of the ensuite, with a stone vanity, walk-in shower and bath. The bathroom is complimented by a separate toilet of convenience.
The media room is movie heaven, enclosed by a stylish barn door and featuring a starlight ceiling, black plaster finish, and block-out drapes for the ultimate cinema experience.
Stepping beyond the main living area is the forever inviting undercover alfresco area. When you entertain in this location you will be the envy of your family and friends with built-in seating to enjoy your gas fireplace. Soak away the day in the hot spa or simply relax in the privacy of your fully fenced yard.
Centrally located close to schools, parks, and shops, 16 Arrowsmith Crescent is the perfect blend of luxury, comfort, and convenience a must-see home that has it all.
Features include:
- 232m² of luxury living on a level, elevated 448m² block
- Spacious master suite with fully equipped ensuite including walk-in shower, double stone vanity, separate toilet, and large fully fitted walk-in robe
- Central kitchen with stone benchtops, 600mm electric cooktop, pantry, and breakfast bar seating
- Four bedrooms in total, three with built-in robes
- Large undercover alfresco with gas bayonet, gas fire, and built-in seating
- 1500L hot spa
- Three split system air-conditioners in main living, media room and master bedroom
- Tiled flooring to main living areas, vinyl to master bedroom, and carpet to remaining bedrooms
- Main bathroom with stone vanity, shower, bath, and separate toilet
- Two linen cupboards
- Media room with starlight ceiling, black plaster finish, wall niches, block-out drapes, and feature barn door
- Remote double lock-up garage with epoxy flooring, hexagon ceiling lights, internal walk-through access, and external access
- Outdoor brick render fence with electric gate and separate pedestrian gate
- Ceiling fans throughout all living areas and bedrooms
- 2.7m high ceilings and heightened garage door for tall vehicle access
- Electric storage hot water system
- Wi-Fi camera security system
- Low maintenance, established gardens
- Fully fenced property
Conveniently located:
4.6 km to Ormeau State School Catchment (Primary within catchment)
5.7 km to Ormeau Woods State High School (Secondary within catchment)
4.7 km to Livingstone Christian College (Prep – 12)
4.6 km to Toogoolawa School (Special Non-Government School)
4.9 km to Mother Teresa Primary School
5.7 km to LORDS (Prep – 12)
3.8 km to Ormeau Village Shopping Centre & Coles
2.9 km to M1 North on ramp
3.2 km to M1 South on ramp
5.2 km to Ormeau Train Station
7.0 km to Bunnings Pimpama
Contact Rhyss Freeman, your trusted Ormeau Hills Real Estate specialist at JMO Property Group today on (07) 5517 5282 or rhyss@jmoproperty.com.au to register your interest.
Disclaimer:
Disclaimer: JMO Property Group has obtained the information presented herein from a variety of sources we believe to be reliable. The accuracy of this information, however, cannot be guaranteed by JMO Property Group and all parties should make their own enquiries to verify this information.
Listing description written by Rhyss Freeman, JMO Property Group — reproduced as published, not verified by Districts.
Nearby 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?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). 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
UnknownDevelopment applications have not been queried 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.