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
6
Bedrooms
5
Bathrooms
3
Car spaces
10,000 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 Queensland Sotheby's International Realty Main BeachAffluent acreage living, this extraordinary 1.01 ha Hamptons-style tennis court residence truly offers a lifestyle of luxury. Positioned for privacy being newly constructed, this split level retreat has only existed since 2013.
A winding drive weaves through the north-facing estate past two aerated lagoons, a work shed, large fire pit, lush mature gardens and manicured lawn. The range of resort-like facilities also includes a championship-size floodlit tennis court, a magnesium saltwater self-cleaning swimming pool, and a cabana flanked by tropical gardens.
Covered verandas partially wrap around the residence and widen at the front terrace to offer a relaxed outdoor entertaining space adjoining an exquisite kitchen and internal open-plan living and dining area.
Cater with ease courtesy of a Ilve 1200mm six-burner stovetop with a Teppanyaki plate and double oven, a Miele dishwasher, Calacatta marble splashback, Ilve microwave, Vintec wine refrigerator, Blum soft-close drawers and shelving, a Sirius retractable rangehood, KWC Ono tapware, an extra-wide ironbark island bench and a butler's pantry with a study.
Unassuming but so very elegant is the sunken family room with a fireplace, bespoke built-in cabinetry with kwila timber shelving, and glass doors retracting to access a patio and the tennis court. A separate lounge room divides three of the four lower level bedrooms, which are serviced by either an ensuite or shared bathroom while all have private decks.
The entire first floor is a dedicated parents' sanctuary offering a large walk-in wardrobe, a casual sitting room and a private balcony overlooking the property. A floor-to-ceiling marble ensuite incorporates a Villeroy & Boch bathtub, a double shower, his and her vanity, and sensor and LED floor lighting.
Guests are accommodated in a self-contained flat; its private entrance is accessed from the main residence via a covered walkway. Other notable offerings are the oversized laundry and mudroom with Blum soft-close drawers and stone benchtops, two storage rooms and a triple garage.
Gumdale is 15km to Brisbane's central business district and Brisbane Airport, and is ideally located for easily accessing major links to the Gold and Sunshine Coasts.
- 1.01ha estate in prestigious pocket, contemporary Hamptons-style residence 15km to CBD
- Floodlit championship-size tennis court, pool, cabana, two aerated lagoons, fire pit
- Self-contained flat, entire floor master retreat, Ilve and Miele appliances, butler's pantry
- Open-plan living and dining, large laundry and mud room, triple-car garage, storage rooms
- Private decks, bbespoke built-in furniture, ducted air, fireplace, 3m ceilings, travertine tiles
- C-Bus automation, keyless entry, intercom security, electric gate, LED downlights, Sonos
Listing description written by Tyson Clarke, Queensland Sotheby's International Realty Main Beach — reproduced as published, not verified by Districts.
Also look at