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
Bedrooms
2
Bathrooms
7
Car spaces
10,200 m²
Land
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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Gumdale (last 5 years) with land size have a median of $2,600/m² of land (n=29). 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.
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 $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.
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
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?
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.
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 RE/MAX United VisionOffers over $1,800,000 will be considered.
Enjoy your new lifestyle on 2.5 acres of beautifully landscaped grounds. Sit and relax on your outdoor terrace overlooking the stunning in-ground pool. Integrated music system throughout the living areas adds to the relaxing ambiance and resort feel.
Welcome to 315 Formosa Road, Gumdale!
Located amongst some of Gumdale's most outstanding properties, the discerning buyer has the rare opportunity to purchase in this sought after enclave.
Architecturally designed, this unique residence has a focus on entertainment and offers a truly unique lifestyle. This tranquil property with a north-easterly aspect on one of the highest elevations captures bay breezes throughout the residence. Located close to shops, transport and parks and is within very close walking distance to the well known Gumdale Primary School.
An impressive entry featuring expansive double doors and soaring ceiling add drama to the foyer, flanked by the sunken living and dining room adjoining the vaulted tropical atrium. A wide central walkway opens to the expansive open plan area which features a state-of-the-art kitchen, multi entertainment room, family and meals area. This area flows to the relaxing alfresco entertaining area which enjoys views of the glorious in-ground pool and surrounding landscape.
RESIDENCE:
. Living and Dining Rooms: Floor to ceiling windows provide a superb outlook to the grounds and atrium. The spacious dimensions of this area provide the perfect setting for relaxed entertaining and dining.
. Family/Meals Area: The hub of the home features open planned living with dedicated family lounge and meals area. The well designed gourmet kitchen includes 2-pac cabinetry, granite bench tops and Miele appliances with a full sized pantry. A great place to relax or to spread out to the outdoor alfresco terrace. The guest powder room is conveniently located.
. Multi Entertainment Room: Located centrally, this exceptionally large room caters for a multitude of uses - Billiard room, Media room, casual living or library/reading area.
. Master Bedroom: This generous sized bedroom provides the perfect getaway featuring two separate walk-in-robes and an inviting ensuite with spa bath, large shower, separate wc and double vanity.
. Study: Adjacent to the master bedroom, the study provides privacy with a glorious garden outlook.
. Children's Wing: The additional three large king sized bedrooms, with centrally located double vanity bathroom, all feature built-in robes, study nooks and raked ceilings which take advantage of the cross flow breezes. A unique mezzanine living area features in two of the bedrooms.
. Laundry: This well planned area features extensive built-in linen cupboards and generous sized craft area which provides great organisational space.
. Alfresco Terrace: This spacious undercover area flows from both the living and family entertaining areas overlooking the stunning 12.5m x 6m (110,000 litre) salt water in-ground pool. Perfect for lazy days. Professional beautifully landscaped gardens provide a natural backdrop.
. Garage: Featuring an oversized three car remote control garage with built-in cupboards and storage, separate workshop with built-in cupboards and shelving and a large wine cellar.
. Shed: Light industrial shed - 7m x 12m which features two double remote control doors and both tank and town water.
ADDITIONAL FEATURES:
. Architecturally designed residence
. Architect: John Dimitriou Architect
. Builder: Fiore Constructions
. Interior Designer: JD Interiors and Jillian Russell Interiors
. Landscapers: Mappin Landscaping & Jonathan Gregory Landscape Architects
. Ducted air conditioning - Actron Air - 2 commercial units
. Water Tank - Nylex 5470 Ltr - Davey pump
. Back to base Security - P.I.R.
. Crimsafe Security screens throughout.
. Watering System - 12 zones
. Dual three phase power in house
. Cavity brick construction - 38 piers
. Glazed terracotta Monier roof tiles
. Girardi Italian floor tiles
. A detailed technical specifications list for the property is available upon request
Located only 12 kilometres from the Brisbane CBD and only minutes to the beautiful Wynnum/Manly restaurants and yacht precinct and close to the Sleeman Sport Centre, schools, parks, transport and local and regional shopping centres. This property is also in close proximity to the Gateway Motorway (M1) providing quick access to the airport and both the Gold and Sunshine Coasts.
Call for your private inspection - a stunning property and one which must be inspected to be appreciated!
Listing description written by Ann-Marie Best, RE/MAX United Vision — reproduced as published, not verified by Districts.