Lot 29, 1 Lobe St Bald Hills, QLD

“Bald Hills Co-Living 5-Bedroom SMSF Opportunity with $111k Gross Income and 8.6 % Yield in Brisbane’s Northern Corridor”

Property analysis by:

Investment Highlights

• Priced at $1 287 400 with an appraised gross rental income of $111 020 p.a. – that’s an outstanding 8.62 % gross yield based on co-living strategy.
• SMSF-suitable Rooming House asset with low vacancy risk – Class 1B compliant build, fire safety certified, split-studio layout, and multiple carspaces.
• Zero competing stock: No existing boarding houses in Bald Hills – this is a blue-ocean location with growing rental demand and no direct like-for-like supply.
• Strategic location: Just 18 km from Brisbane CBD, surrounded by education, childcare and essential infrastructure – plus train access for tenant commute.
• Fully turnkey package: Fixed-price build with exclusive rooming house inclusions, Truecore® steel frame, 13 kW solar system, smart locks, split air-cons and premium finish throughout.
• Strong suburb performance: 10-year average capital growth of 7.2 %, current median rent $650 pw (houses), and very tight 1.61 % vacancy rate.

Key Financials

Purchase price: $1 287 400
Configuration: 5 bed | 5 bath | 5 car (co-living studios)
Land / house size: 1048 m² / 200 m²
Rental appraisal: $2 105 – $2 135 pw | Median suburb rent $650 pw (houses)
Annual gross income: $109 760 – $111 020
Gross yield range: 8.5 % – 8.62 %
Vacancy rate: 1.61 % (Bald Hills)
Stamp duty (Qld est.): ≈$38 547
Depreciation benefit: Estimated $20k+ p.a. for first 5 years (independent QS advised)
Est. cashflow (before tax): +$9 554 p.a. | $183.74 pw
Cash-on-cash return: 2.92 % p.a. (conservative, post-cost)

Location & Growth Drivers

Bald Hills sits just 18 km north of Brisbane CBD, ideally positioned to serve both commuters and local residents alike. It benefits from a strong owner-occupier base (84 % separate houses), proximity to arterial roads and railway infrastructure, and minimal new rooming stock. With median house prices at $835 000 and rental yields rising steadily, this suburb offers excellent fundamentals for both cashflow and capital growth.

Vacancy has been trending downward and remains tight at just 1.61 %, with listings down 31 % year-on-year. Notably, there are currently zero boarding/rooming houses registered in Bald Hills – providing first-mover advantage for this asset class. Room rental demand remains resilient with over 23 active seekers and room advertising up 200 % in recent months – yet from a very low base:contentReference[oaicite:0]{index=0}.

Build Specification (Turnkey)

• Truecore® steel frame & trusses (50-year BlueScope warranty)
• Fully Class 1B compliant fire and safety inclusions
• Flush solid-core entry doors and acoustic wall insulation between studios
• 6 x digital smart locks (BLE + WiFi)
• Individual reverse-cycle A/C to each studio
• 13 kW solar PV system installed (connection to provider by owner)
• Emergency lighting, smoke detectors, & compliance measures
• Ceiling fans in all bedrooms, living areas and common space
• Modern kitchenettes and premium bathrooms per studio
• Full landscaping (120 m²) and 60 lineal metres of fencing included
• Concrete driveways, car bays, patios, and walkways

Why This Deal Stacks Up

1. Unmatched yield in Bald Hills: conservative forecast of 8.6 % gross, with net positive cashflow from year one.
2. No comparable rooming supply: Blue-ocean advantage with zoning, compliance and layout all tailored to co-living model.
3. Strong capital growth potential: 7.2 % 10-year average, driven by owner-occupier demand and shrinking land availability.
4. Room-by-room flexibility: diversified income across 5 tenancies, each with its own kitchenette and bathroom.
5. Long-term demand tailwinds: Brisbane infrastructure pipeline (2032 Olympics), rising migration, and affordability crunch.

Risks & Mitigations

• Legislation or compliance risk: build is fully Class 1B compliant; includes emergency systems, privacy locks and fire protocols.
• Tenant management risk: Upside Ave are experienced managers in co-living with strong reviews and systems in place.
• Interest-rate risk: repayments stress-tested at 6.7 % – still net cashflow positive at that level.
• Liquidity risk: mitigated by rising median house prices and future resale options as a multi-studio family home if needed.