Smart Buyers Blog

Brisbane Buyers Agency Property Investor Insights – Sub-dividable Parcel of land

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Check out this smart property investor recommendation. 12.5 km from CBD, with the ability to create real value and or satisfy growing family requirements or sub-divide and develop a second dwelling. This is a pre-war home with some money to spend on initial repairs. Located in a quiet street comprised predominately of pre and post-war timber and contemporary homes. Well kept home for investors or buyers on a limited budget, but located still relatively close to the CBD, shopping districts and conveniences.

This property is a smart buy because of its:


  • Approximately 12.5km from Brisbane CBD
  • Close proximity to neighbourhood shops, schools, cafes, train station and parks
  • Moderately leafy, quiet suburb predominantly owner-occupied with families
  • Land area – 810 m2 on 2 parcels


The following items which I have identified will require immediate attention:

  • Replace a portion of the roof guttering – Budget approximately $1000
  • Bring pool back to useable standard i.e. requires cleaning
  • Function and condition of pool equipment is unknown
  • Small portion of timber rot is present
  • The exterior facade would benefit from painting – Budget approximately $10,000
  • Questionable if pergola is council approved and fall of roof sheeting requires attention

Construction and fit out:

  • High set pre-war home with 2 bedrooms, 1 bathroom, 2 car accommodation
  • South-easterly aspect
  • Polished timber floors and painting in fair condition
  • Semi modern kitchen and bathroom
  • No built-in cupboards
  • No insect screens
  • Plenty of storage under the home for tenants to settle in long term
  • Predominately timber vertical jointed timber linings internally (i.e. minimal asbestos)
  • Concrete stumps, predominately copper plumbing and modern cabling (no need to replace going forward).

Growth potential:

  • Home is sub dividable. Existing home is pre-war which would be required to be retained and moved into position allowing a second home to be constructed
  • This home can potentially have the dining room enclosed to create a third bedroom

Fundamental figures:

  • Rental return  – Still waiting on rental advice from sales agent
  • The immediate location for unrenovated post-war homes has seen 26 % growth in the last 5 years.
  • Local authority rates approximately – unknown

Transit times (approximate)

Brisbane CBD

  • Car – 25 mins
  • Bus – 60 mins
  • Train – 39mins

Nearest train station

  • Walk – 5 mins

Local Amenities

  • Second tiered shopping centre (Woolworths/Coles/strip shops/cafes) – 5 mins
  • Hospital – 16 mins

Value for money:

  • a subdividable parcel of land already on 2 lots
  • Minimal asbestos located internally, with most wall and ceiling linings being timber lined throughout

Suitable for:

  • Property investors
  • Developers