Herston at a glance
2,909
People
$1,350,000
Median sale
$628/wk
Median rent
2.42%
Suburb gross yield
Median sale from 9 recorded sales (last 24 months) — a Districts calculation.
QLD › Herston › Bramston Tce
$700,000
Last sold
11 Sept 2015
2
Bedrooms
2
Bathrooms
3
Car spaces
405 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
$700,000
11 Sept 2015 · derived via latest_sale
Local land rate: recorded House sales in Herston (last 5 years) with land size have a median of $2,943/m² of land (n=18). Districts calculation from recorded sales — not a valuation.
Herston at a glance
2,909
People
$1,350,000
Median sale
$628/wk
Median rent
2.42%
Suburb gross yield
Median sale from 9 recorded sales (last 24 months) — a Districts calculation.
Vs Herston
-48.1%
Median sale
Suburb $1,350,000
+2.25 pp
Gross yield
Suburb 2.42%
Suburb median $1,350,000 from 9 recorded sales (last 24 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Brisbane City Plan 2014
Zone
Character residential (Infill housing)
CR
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 Character residential (Infill housing) · CR (Brisbane City Plan 2014). Official parcel area about 400 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 $628/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 Character residential (Infill housing) · CR (Brisbane City Plan 2014). Official parcel area about 400 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?
KnownmediumNo 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
Herston at a glance
2,909
People
$1,350,000
Median sale
$628/wk
Median rent
2.42%
Suburb gross yield
Median sale from 9 recorded sales (last 24 months) — a Districts calculation.
Listing material
Listed by Harcourts Solutions Inner CityThis "cute as a button" Cottage's potential doesn't lie in its charm and character alone but also in its hidden investment charm. Currently one level and split into two units - it brings in great rental return for a small property.
The current owners have maintained the property really well and will remain tenants for a minimum of 12 months (with an option to extend for 12 months more). Confirmed tenants for at least 12 months - can this purchasing opportunity get any better?
The big question is what the new owners will do to unlock the full potential of this site. The current zoning is BR4 and the options are endless! Increase the size of the current home at the back and add extra bedrooms? Turn the property into shared accommodation to significantly increase potential returns? Build in underneath and make the house a huge family home? So many options, so much potential!
Current Features:
- Situated on a fairly flat 405sqm block.
- 1930's Cottage, with lovely roofline and many original features remaining. Original floorboards throughout.
- Front unit includes living and separate dining space, large open-plan kitchen, 1 very large bedroom with a wardrobe and a bathroom.
- Back unit includes a small balcony, large combined living and dining room, separate kitchen, a large bedroom with a wardrobe and a bathroom.
- Underneath the house are some built-in storage rooms, a communal laundry and access to an internal stairway up to each unit.
- Potential to raise and build in underneath to create more living space and or bedrooms (Subject to Council Approval).
- Front of property maintains 3-4 car spaces, back of property offers a lovely backyard area (nice and flat).
- The current home offers a great starting point for any changes, extensions, additions.
- Close to University, Kelvin Grove Shopping Precinct, Royal Brisbane Hospital and the City.
Investment Opportunity:
- The sellers will lease back the property for 12 months with a 12 month extension option. They will pay fair market rent to be negotiated with new owner.
- Great future potential as rooming accommodation, or in building an extra unit or two downstairs (STCA). Rent back gives great opportunity for new owner to maintain strong income whilst getting Development and Building Approvals through from council.
Why Buy 17 Bramston Tce?
The residence as it stands today is very easy to maintain, and is in great condition, you could buy it and do nothing - just sit back and take the rent, however the real potential is in what you could do to the property to dramatically add value.
The opportunity that this property offers to its new owners is it's real plus. Offering so much potential for further development to create a strong investment opportunity or simply extend the current home to make a huge family residence. Whatever you decide to do, you can do it with the comfort of buying in a premium suburb that will remain popular with buyers.
Listing description written by Bridget Gabites, Harcourts Solutions Inner City — reproduced as published, not verified by Districts.