34 Emerald Park Way

Dear Nariman,

Please see following property presentation for a property we think its suitable to your brief.

The property is off market, single level low maintenance brick and tile, We have done a inspection on the property this morning and while it is in good condition it could do with a lick of paint and some flooring over the next few years, this would increase your rent close to $500 per week. They are arranging photos for this property and will be listing it on domain and real estate on Monday if not sold prior, They are asking for offers over $450 000 which I am confident due to the demand in the area they will get, however as they property is vacant we would go in with a $420 000 and see what they come back with seeing as they have not paid for marketing or photos yet

It’s with great pleasure to present

Your Focus Market
and property



In proud partnership with Australia's top property economists, we formulate specific data reports based on our client's requirements and the markets we shop in. Our partners have been awarded the Innovation Patent in August 2016 for his invention of the Housing Market Prediction Solution, which predicts housing price changes at suburb level up to ten years into the future.

Our methodology aligns with a number of different driving factors. Some of these include government funding, economic uplifting projects, infrastructure introduction, flanking market affects and more. However, the underlying factors comes down to a couple of basic principals, supply and demand from population movement and demographic demand.

Targeting locations which will grow in value by understanding what these push and pull factors are, when they will occur and how long they are due to last is what allows us to make assumptions for strong market growth.

your Hot market

Fraser Coast region

The Fraser Coast Regional Council area is located in the Wide Bay Burnett Region of south-east Queensland, about 250 kilometres north of the Brisbane CBD. The Fraser Coast Regional Council area is bounded by the Coral Sea in the north and east, the Gympie Regional Council area in the south, and the North Burnett Regional Council area and the Bundaberg Regional Council area in the west.

The Fraser Coast Regional Council area is served by the Bruce Highway, Fraser Coast Airport (Hervey Bay and Maryborough) and the Tilt Train.

Urangan 4655

Market Conditions

21.7% median market growth in 1 year

The markets movement over the past year, paired with supportive driving data shows us there is good growth to come. 

The current rental yield in the market is 5.57%

As we are looking for a positively geared property, yielding will need to be considered. We can expect this to rise due to the supporting data.

-3.57% vendor discounting shows us an understanding of the market's performance

As properties begin to grow in value, vendors are realising the interest in the market and discounting less and negotiations begin to tighten up.

Days on market have reduced since July 2020 by -39.4% to 40 days.

A reduction in days on markets indicates that pent up demand is causing property in the areas to sell at vendors expectations, which empowers the local property economy.

The number of new listings has decreased by -6.6% in the last year

The reduction of new listings tells us that vendors are realising the values of their properties, and are therefore holding their assets.

Stock on market has decreased by -5.1% over the last year

As vendors begin to realise the markets potential, savvy owners are putting their properties on the market to get in on the action. This is expected to turn in the next 4 to 6 month as values rise.

Market Performance Over 1 YeaR

Forecast Report

Fraser Coast’s recent growth has been driven by net in-migration, led not just by retirees, but also families (both young and established)

KPMG Landscape Forecast

KPMG's future projection and an insight into the development of the Fraser Coast landscape

Infrastracture Profile

Council has invested in projects which support the growth and improvement of key areas across the Fraser Coast. Major Projects mapping can be found here These key projects inject millions into our economy and help build confidence in the region.

Economically influencing projects

Maryborough Forging & Manufacturing Facility
Construction of the $60 million Rheinmetall NIOA Munitions (RNM) shell forging and manufacturing facility in Maryborough has begun, with early works commencing on site. RNM’s state-of the-art manufacturing facility will produce 30,000 155-millimetre artillery shell cases annually for both the Australian Defence Force (ADF) and German-based Rheinmetall’s international supply chain of allied nations.
Hyne Timber Glue Laminated Timber Plant
The new state-of-the-art glue laminated manufacturing plant in Maryborough incorporates the latest in automated glulam production technology and equipment. The 4000sqm facility is located on a 2.3 Ha site within a High Impact Industry Planning zone, and is co-located with Hyne’s current operations and dovetails into the existing production, allowing Hyne to provide more competitive products into the emerging large-scale residential and commercial markets.
Astro Aero Aircraft Manufacturing Facility
An aircraft factory, which will produce up to 25 planes a year, is set to bring hundreds of jobs to the Fraser Coast. Astro Aero will build a high-tech aircraft manufacturing centre on a greenfield site at the Hervey Bay Airport. The $12 million project will be the first tenant at the new Avion Industrial Precinct, and is anticipated to create up to 200 long-term, high-skill jobs for the region.
Forest Wind
The massive 1200MW Forest Wind project, a joint venture between global engineering giant Siemens and project Queensland renewables outfit Clean Sight, was given state government approval in February. The $2 billion project proposes to install up to 226 turbines in state forest used as pine plantations between the towns of Gympie and Maryborough and has the potential to be one of the largest grid-connected wind farms in the Southern Hemisphere.
Susan River Solar Farm
The $175 million Susan River Solar Farm near Maryborough has officially opened, and is expected to add another 95 megawatts of renewable power to Queensland’s electricity system. The project uses 290,000 panels to generate electricity, connected to the state’s power grid via a new Ergon Energy substation on the solar farm site. It is owned by international investors Elliott Green Power, an affiliate of hedge fund Elliott Advisors (UK).
Munna Creek Solar Farm
The 120-MW Munna Creek photovoltaic (PV) park will be installed near Maryborough, consisting of more than 500,000 solar panels covering an area of about 250 ha (618ha). The project was awarded development approval from the Fraser Coast Council at the start of 2018. An electrical connection agreement is also in place. Once up and running, the $300m power plant is expected to produce about 250,000 MWh of electricity annually,
Hervey Bay CBD Redevelopment
The development of a new city centre precinct will provide a new anchor point for Hervey Bay. To achieve this, a number of projects will be delivered, including a new council administration and council library. Under the Hinkler Regional Deal, the Federal Government has allocated $40 million towards the redevelopment of Hervey Bay's CBD.
Fraser Coast Sports and Recreation Precinct
The Fraser Coast Sports Precinct, a major sporting precinct on land in Nikenbah is a multi-stage development across over 60 hectares of land, and will provide sporting fields and playing surfaces catering to football (soccer), AFL, rugby league/union, hockey, netball, tennis, touch football and Oztag.
Hervey Bay Airport Redevelopment
Over $26m in funding delivered under the Hinkler Regional Deal has delivered both stages of a two-stage redevelopment of the Hervey Bay Airport, including the improvement of all infrastructure for the main runway and taxiways and the construction of a specialised aviation and associated supply chain industry subdivision.
Council’s 2020/21 Capital Works budget
A $138 million capital works budget are the centrepieces of an “unprecedented Council budget for unprecedented times”.
Bruce Highway – Tiaro Flood Immunity Upgrade
The Australian and Queensland governments have allocated $107 million in the Bruce Highway Upgrade Program to deliver a new 2-lane section of Bruce Highway, to the east of Tiaro.
Boundary Road Extension
The $21m project will provide for the completion of the missing link between Boundary Road and Kawungan Way. Hervey Bay’s east-west road links was vital to limit traffic congestion and meet the needs of the region’s growing population.
Latitude25 RV Lifestyle Community
Latitude25 is Hervey Bay's newest, luxury RV lifestyle community with resort-style facilities for active over 50's. The $100m development in Nikenbah will comprise 281 homes, with a state of the art Clubhouse and Health Hub at the heart of the community.
The Springs
The Springs Hervey Bay is a $75m master planned community, enjoying a southerly aspect with panoramic views of the stunning Fraser Coast hinterland. The development will offer a safe and secure neighbourhood, a relaxed and friendly atmosphere and a strong sense of community.
Reflections on the Bay
Construction is underway on a new multi-million dollar retirement village project set to transform seniors’ living on the Fraser Coast. The resort-style retirement village and co-located aged care facility are set on a 6.91 hectare parcel of land on Richard Charles Drive at Kawungan, providing easy access to the seaside surrounds of Hervey Bay.


34 Emerald Park Way Urangan, QLD, 4655

Property details




Asking Price

Target Price

Current Rent

Potential Yield

Offers from 450,000


$460 p/w

5.32% Gross

Where is this Property

Why is this a good option?

What should i know about this property?

Are there easements on the property?

There are no easements on this property.

Easements are areas which need to be accessible by council or other similar authority figures. An easement could be related to sewage piping, gas lines or electrical works.

does the property fall in flood lines?

No, the property does not fall within flood lines.

Flood zones are caused by obvious causes. In areas where the terrain is fairly flat and river banks overflow, properties which fall within these catchments warrant higher insurance costs. 

Is the property correclty zoned?

Land Use 1: Single Unit Dwelling

Building and council regulation states that the dwelling on top of the land needs to be classified correctly for the type of structure that it is.

Are there any caveats on the property?

There are no found caveats on the property.

A caveat is a ruling or law attached to the property, usually with a contract attached to it. If this is the case, the caveat needs to be understood as to what it is, who it benefits and when or if it expires. 

Are we satisfied with the property's title?

Yes, initial legal searches are disconcerting.

The initial property title search shows a number of legal details, namely the lender, registered owner, administrative advice and more.

Are all council costs paid to date?

There are no records of outstanding council cost.

Outstanding council costs can come form CDC or DA work that has been put in action on the property. It could also come from maintenance charges and similar services.

Is the property in adequate condition?

Information online is limited at the moment since the property is off market

In communications with the listing agent, he/she has confirmed the condition of the property is as the listing shows. This will be verified by our team in the steps moving forward.  

What are the council rates for the property?

$3500 per year including water

Council rates are paid by the owners and fund council work and operations. Generally, the smaller the population and larger the council, the higher the fee is.

What are the landlord insurance cost?

Approximately $1200 per year

Landlord insurance is an compulsory free for the possession of a tenanted investment property. 

how many days has this property been on market?

This property is off market.

There are 3 types of listing stages:

  1. On-market, this is found on major portals
  2. Off-market, this is for sale, but with the listing agent only
  3. Pre-market, this has been presented to us outside of the public

None of these types of listing types define the quality of the property.

When was the property Built?

Property was built in 2008

The build year should be considered when purchasing properties of different structure types. The price of the property can be reflective of the build year vs the structure type. Some structure types age better than others. At a certain price point, it is worth remembering that land is the appreciating asset, while the dwelling is the depresiationg asset and can be reflective in the age of the property. 

When are the lease renewal dates?

No information at the moment.

Tenure renewals dates need to be considered in rising markets. If the market is rising, your ability to increase rental rates will on be possible at the time the tenants lease period has come to an end. 

What are the lease rates associated?

Can be rented for $460 p/w.

Lease renewal rates cannot be changed inside of lease periods, for the benefit of the tenant. 

What to expect


All cost associated to the purchase, management and upkeep of the property are taken into account and shown here, along with the rental returns based on today's conditions. Net results are based on 1 year results and consider all costs including interest only rates but exclude personal tax rates. The data available to us gives us an understanding of how market conditions are affected. We can make assumptions for the property to grow in value for the remaining growth cycle period.

all funds associated

Please make sure to go though all the details and get back to us as soon as possible

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