A prestige, tightly-held riverside enclave with negligible absolute crime and genuine scarcity — 100% owner-occupied on land with no pipeline.
There is no rental market to speak of: 0% rented, a 3-sale-a-year market and no measured yield, so nothing an SMSF can underwrite for income.
Likely part-low-lying near the Botanic Gardens Lagoon (flood status unverified) and an illiquid micro-market — hard to value on entry and hard to exit.
An owner-occupier prestige pocket, not an SMSF income asset: no tenant pool, no yield signal and an illiquid market. Pass unless a fund is buying purely long-run capital on a verified-dry block it can afford to hold unlet.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | —% compound over 0 yrs, 60.4% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Flood risk | ◐ Mixed | No specific flood record located, but Fairy Bower sits near the Botanic Gardens Lagoon and is likely low-lying in parts — treat as unverified and check the council flood map at the address before offer. Flood factpack — UNCERTAIN (RRC Spatial Data Hub recommended) |
| Crime | ✓ Good | Negligible absolute crime — the scary 373.7/1,000 headline is a tiny-population artefact (pop ~99); actual counts were 2 break-ins and 1 vehicle theft, a premium riverside pocket. Crime factpack — RedSuburbs/QPS 2025 |
| Infrastructure | ✓ Good | Inner-south premium enclave ~4-6 min to the CBD and Base Hospital, beside the Botanic Gardens & Zoo; bus-served. Transport factpack — Kinetic/Translink 2025 |
| Owner-occupier appeal | ✓ Good | 100% owned / 0% rented, 82% family households — owner-occupier depth supports prices and resale; verify tenant demand separately (listings volume, room demand). ABS via suburb page |
| New supply risk | ✓ Good | Tiny, fully built-out and 100% owner-occupied — no land, no pipeline, genuine scarcity. Supply factpack — RRC 2025 |
| Distance to rail | ✓ Good | No commuter rail regionally; transport access is strong at ~4-6 min to the CBD on sealed streets. Transport factpack — Kinetic/Translink 2025 |
| Housing stock & upkeep | ◐ Mixed | Older, high-value riverside homes (median age 58, 82% families) — premium but ageing stock; upkeep is owner-funded and the LRBA can't borrow to improve. editorial — stock-age judgment |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $703k | — | — | $730k |
| Median rent | — | — | — | — |
| Implied yield | — | — | — | — |