Lot 91, 114 Kamarin St. Manly West, QLD

“Manly West 5-Bedroom Rooming House SMSF Package with $113.4k Income and 8.14% Yield in Brisbane’s High-Demand Bayside”

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Investment Highlights

• Priced at $1,392,400 with a projected $113,360 p.a. gross rent – delivering an exceptional 8.14% gross yield in a premium Brisbane bayside suburb.
• Rooming House-compliant design (Class 1B): 5 fully self-contained suites + car parks, ideal for co-living and SMSF investors chasing yield and depreciation.
• Net positive cashflow from day one: estimated surplus of $6,346 annually under 80% LVR and 6.7% loan rate assumptions.
• High-demand metro suburb: just 13 km from Brisbane CBD with a tight vacancy rate of 0.35%.
• Strong growth history: 10-year average house price growth of 6.6% p.a., outperforming many inner-city markets.
• No competing stock: Zero existing rooming houses listed in Manly West means first-mover advantage and pricing power.

Key Financials

Purchase price: $1,392,400
Configuration: 5 bed | 5 bath | 5 tenancies | 3 car
Land / house size: 425 m² / 200 m²
Rental appraisal: $2,180 pw | $113,360 p.a.
Gross yield: 8.14% (co-living model)
Vacancy rate: 0.35% (ultra-low)
Monthly loan repayment: $6,219 @ 6.7% (80% LVR)
Cashflow before tax: +$6,346 p.a. | +$528/m | +$122/wk
10-year growth projection: $2.64M based on 6.6% CAGR

Location & Growth Drivers

Manly West, just 13 km east of Brisbane CBD, is a sought-after family and professional enclave known for its schools, bayside lifestyle, and low-density zoning. The suburb has seen an influx of owner-occupiers (73% per 2021 census) and high-income households, with a median weekly income of $2,274 and median rent now at $750 per week for houses:contentReference[oaicite:0]{index=0}.

The vacancy rate is just 0.35%, with local rental listings declining year-on-year. Median house prices have grown 17.77% over the past year alone:contentReference[oaicite:1]{index=1}, and buyers' demand has jumped by 62% in 3 years, per recent suburbintel data (page 14). Major nearby infrastructure includes the 309 Wynnum Terrace ($100–$250M) redevelopment and new hospital investment across Greater Brisbane:contentReference[oaicite:2]{index=2}.

Build Specification (Turnkey Rooming House)

• Truecore® steel frame + 50-year structural warranty
• Class 1B certification with all compliance (fire safety, exits, emergency lighting)
• 13 kW photovoltaic solar system
• 6 x digital door locks with BLE + WiFi connectivity
• Split system A/C to all rooms, ceiling fans throughout
• Private bathrooms and kitchenettes for all 5 studios
• Sound insulation between rooms for acoustic privacy
• Landscaping, fencing, roller blinds, wardrobes & security screens
• Fully furnished to rooming house standards (optional furniture pack)

Why This Deal Stacks Up

1. Ultra-high yield + positive cashflow: Rare 8.14% headline yield in an A-grade metro location with 5 independent incomes.
2. No direct competition in the area: Zero other licensed rooming houses in Manly West – total market control.
3. Capital growth upside: 6.6% 10-year CAGR + major development approvals + low supply of new infill dwellings.
4. Turnkey delivery: BlueScope steel frame, full specs, compliance-ready and class 1B certification included.
5. SMSF-structured: 20% deposit requirement means lower upfront equity for large income stream potential.

Risks & Mitigations

• Room-by-room turnover: mitigated by strong 0.35% suburb vacancy and high population of professional renters.
• Higher upfront capital: partially offset by net positive cashflow and long-term growth in a Tier 1 metro suburb.
• Legislative compliance: design meets Class 1B code, all safety requirements integrated by a licensed builder.
• Exit strategy: ideal for holding 7+ years, or resale as a high-yielding investment to another SMSF or private investor.