Willow Vale at a glance
2,651
People
$1,800,000
Median sale
$752/wk
Median rent
2.17%
Suburb gross yield
Median sale from 10 recorded sales (last 12 months) — a Districts calculation.
QLD › Willow Vale › Ruffles Rd
12
Bedrooms
14
Bathrooms
42
Car spaces
180,600 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 Willow Vale (last 5 years) with land size have a median of $1,449/m² of land (n=70). Districts calculation from recorded sales — not a valuation.
Willow Vale at a glance
2,651
People
$1,800,000
Median sale
$752/wk
Median rent
2.17%
Suburb gross yield
Median sale from 10 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 $752/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
Willow Vale at a glance
2,651
People
$1,800,000
Median sale
$752/wk
Median rent
2.17%
Suburb gross yield
Median sale from 10 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Queensland Sotheby's International Realty Main BeachTucked into the scenic ridgeline of Ruffles Road, this 18.06-hectare estate offers a rare opportunity to secure a fully established lifestyle or business retreat just minutes from the M1 and within easy reach of Brisbane and the Gold Coast.
Once operated as a boutique resort and wellness destination, the property is now ready for its next evolution. It may suit a private health retreat, a destination venue for intimate weddings and events, or a luxurious sanctuary for extended family living. It also offers immense potential as a high-end wellness or recovery retreat - a place of clarity, care and calm for those seeking space to reset. With elevated guest villas, spa facilities, pools and a restaurant-ready main lodge already in place, this is a natural setting for premium accommodation and immersive experiences. It feels far removed from the everyday yet remains easily accessible.
An estate already built for experience. This isn't a blank canvas. It's a thoughtfully designed estate, divided into three key precincts:
1. Hilltop Guest and Hospitality Precinct.
- Resort-style lodge with restaurant, reception and viewing deck
- An executive caretaker's residence, night duty quarters and administration area
- Infinity-edge pool with panoramic valley views
- 3 x luxury villas with privacy and bushland outlook
- 1 x two-storey residence, perfect for families or long-stay guests
2. Wellness and Guest Retreat Wing.
- Spa and treatment center with pavilion, currently approved for health service use
- Secondary pool ideal for relaxation or spa use
- 3 x luxury treetop villas, each with private plunge pool and dedicated parking
- Large two-storey home, suitable as an owner's residence or a substantial, additional accommodation
3. Operations and Infrastructure Zone.
- Industrial size maintenance shed with workshop and storage
- Partially off-grid with water tanks and septic systems
Current Approvals and Expansion Capacity:
- Approved for short-term accommodation of the current on site dwellings
- Urban commercial GFA: 531m² approved for health, food or retail use 269m² of commercial floor area remains available under the planning limit.
- Health services:
Stage 1: Active approval for temporary spa-based healthcare.
Stage 2: Approved new wellness wing (yet to be constructed).
Future Lifestyle and Business Potential (STCA):
With the hard work already done, buyers may explore further opportunities such as but not limited to:
Concept 1 - High-end wellness or recovery retreat for executive or creative team escapes/retreats
Concept 2 - Wedding and events venue
Concept 3 - Private health sanctuary or rehabilitation clinic
Concept 4 - Farm stay, Boutique eco-tourism or farm-to-table experiences
Concept 5 - Multi-generational family estate
Expansion must occur within cleared areas and comply with all environmental overlays and bushfire management requirements.
The Opportunity, The Outlook...
423 Ruffles Road is more than a location. It is a fully formed estate with soul, structure and scale. With its elevated setting, guest-ready accommodation, spa facilities and flexible approvals, it offers immediate scope to relaunch or reinvent something truly special. Whether for personal use, boutique hospitality or luxury wellness, this is a rare opportunity to create something that leaves a lasting legacy. A private world of possibility, just a short drive from the coast.
Disclaimer: Whilst every effort has been made to ensure the accuracy of these particulars, no warranty is given by the vendor or the agent as to their accuracy. Interested parties should not rely on these particulars as representations of fact but must instead satisfy themselves by inspection or otherwise..
Listing description written by Lana Faulkner, Queensland Sotheby's International Realty Main Beach — 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.