North Booval at a glance
3,183
People
$752,250
Median sale
$503/wk
Median rent
3.48%
Suburb gross yield
Median sale from 40 recorded sales (last 12 months) — a Districts calculation.
QLD › North Booval › Gledson St
$680,000–$720,000
For sale
Asking range
3
Bedrooms
2
Bathrooms
1
Car spaces
127 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
Asking
$680,000–$720,000
Asking range · $5,354/m² of land
No recorded sale for this property.
North Booval at a glance
3,183
People
$752,250
Median sale
$503/wk
Median rent
3.48%
Suburb gross yield
Median sale from 40 recorded sales (last 12 months) — a Districts calculation.
Vs North Booval
-9.6%
Median sale
Suburb $752,250
+0.37 pp
Gross yield
Suburb 3.48%
Suburb median $752,250 from 40 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$29,901 on top of the price (4.4% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Queensland schedules from 2026-07-01. Ongoing council rates and land tax are not included.
Based on the low end of the asking range, not a contract price.
Pre-filled with North Booval's advertised median rent — not a rent for this listing.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
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 $503/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.
Gross yield if leased at the suburb aggregate is 3.8%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
North Booval at a glance
3,183
People
$752,250
Median sale
$503/wk
Median rent
3.48%
Suburb gross yield
Median sale from 40 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by NGU Real Estate BrassallPositioned within a well-located complex in the heart of North Booval, 38/40 Gledson Street presents an outstanding opportunity for buyers seeking a property that offers genuine space, everyday comfort and low-maintenance living without sacrificing lifestyle or convenience. With three bedrooms, two bathrooms, multiple living areas, a private courtyard and access to complex facilities, this townhouse delivers far more than first impressions may suggest and will appeal strongly to first home buyers, downsizers and investors alike.
Set over two levels, the home has been designed with practicality in mind. The ground floor provides a generous and welcoming living environment, with the main lounge and dining area offering a comfortable space to relax, entertain and enjoy day-to-day living. Natural light filters through the home, while air conditioning ensures comfort throughout the warmer months. The adjoining kitchen is positioned at the centre of the lower level, creating an easy connection between the indoor living zones and the outdoor entertaining area. With ample bench space, practical storage, a breakfast bar and a functional layout, the kitchen is well suited to both everyday meals and entertaining guests.
A standout feature of the home is the versatile downstairs rumpus room, created through the conversion of the original single garage. This valuable additional space provides a level of flexibility not often found in townhouse living and can easily adapt to suit a range of lifestyles. Whether utilised as a second living area, media room, home office, children's retreat, gym, hobby room or additional storage space, it offers exceptional versatility. Importantly, the space can also continue to function as secure garage accommodation if preferred, allowing future owners the flexibility to tailor it to their individual needs.
Upstairs, the accommodation is well separated from the living areas, providing privacy and comfort. There are three bedrooms, including a master suite with its own ensuite, while the remaining bedrooms are serviced by the main bathroom. The layout is ideal for buyers seeking separation between living and sleeping zones, and the inclusion of built-in robes, ceiling fans and security screens further enhances the home's functionality. With two bathrooms plus an additional toilet downstairs, the property is well equipped for everyday living, guests and shared household arrangements.
The home also includes a separate laundry, adding to the practicality and ease of living. The overall floor plan offers approximately 143m² of total floor area, including covered external areas, positioned on an approximate 127m² allotment. This provides a strong balance of internal space, outdoor usability and low-maintenance convenience, which is a key reason townhouses of this style remain popular with both owner-occupiers and investors.
Stepping outside, the outdoor area is another highlight. Flowing seamlessly from the living and dining space, the covered patio and adjoining deck create a private and inviting setting for outdoor living. The courtyard has been thoughtfully designed for low-maintenance enjoyment, featuring artificial turf that provides the look and feel of a traditional lawn without the ongoing upkeep.
Whether enjoying a quiet morning coffee, an afternoon drink, weekend barbecues or relaxed entertaining with friends, this space offers year-round usability with minimal maintenance. Private, practical and well connected to the main living areas, it feels like a natural extension of the lower level.
Residents of the complex also enjoy access to a shared swimming pool, offering an added lifestyle benefit without the responsibility of maintaining a pool of your own. This is a particularly appealing feature for buyers wanting extra amenity and for investors seeking strong tenant appeal.
For the savvy investor looking to further increase their rental portfolio or looking for their first. The home is currently owner occupied but we have a current rental appraisal of $550 to $570 per week.
The location is another major advantage. From this address, you are positioned close to Booval Fair Shopping Centre, Silkstone State School, Rossner Gibney Park, Jack Barkley Park, Harvey Norman Booval, public transport options and Ipswich CBD. This level of convenience makes the property highly practical for everyday living, with shopping, schools, parks and services all within easy reach. For investors, the combination of a central location, low-maintenance design and functional floor plan strengthens the property's long-term appeal.
For buyers searching for value, this property deserves serious consideration. It offers the space of three bedrooms, the convenience of two bathrooms plus a downstairs toilet, the flexibility of multiple living areas, a private outdoor entertaining space and the added bonus of complex pool access. Properties that combine this level of functionality, lifestyle and convenience are consistently sought after, particularly by buyers seeking an affordable entry point into the market or a reliable investment in a well-connected Ipswich location.
Whether you are looking to move in and enjoy, secure your first home, downsize into something easier to maintain or add a practical property to your investment portfolio, 38/40 Gledson Street is an opportunity that should not be overlooked. With space, privacy, lifestyle appeal and everyday convenience all working together, this is the type of property buyers will want to act on quickly.
Contact Corey Athanates to book your inspection today!
Disclaimer:
NGU Real Estate has taken all reasonable steps to ensure that the information in this advertisement is true and correct but accept no responsibility and disclaim all liability in respect to any errors, omissions, inaccuracies or misstatements contained. Prospective purchasers should make their own inquiries to verify the information contained in this advertisement.
Listing description written by Corey Athanates, NGU Real Estate Brassall — reproduced as published, not verified by Districts.
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