38 ANNABEL STREET
KENMORE, QLD 406938 ANNABEL STREET, KENMORE 4069 is a 6-bedroom, 7-bathroom house for sale in KENMORE, Queensland, Australia. According to the Effata Property Intelligence Engine, the estimated value of 38 ANNABEL STREET is $13.0M. 38 ANNABEL STREET, KENMORE scores 3.4 out of 5 on the Mamic Real Estate 10-dimension property scoring model and is rated Avoid. Gross rental yield for 38 ANNABEL STREET is estimated at 0.3% based on current market rents in KENMORE. According to cashflow analysis assuming a 20% deposit and 6.5% interest-only, total cash required to purchase 38 ANNABEL STREET is $3.3M (including $725K QLD stamp duty). According to Brisbane City Council flood overlay mapping, 38 ANNABEL STREET has recorded flood risk on title (creek: None, overland: Medium (Creek River Storm Tide)).
Why this is rated "Avoid"
Score 3.4/5strong growth suburb; KENMORE is 80% OO; flood overlay on title — auto-Avoid
- Low gross yield (0.3%) — cashflow will be tight
- Flood risk on title: Medium (Creek River Storm Tide)
Scoring Breakdown
10-dimension analysisA decent property with some trade-offs. Strongest in capital growth and oo appeal. Watch out for rental yield.
Automated Valuation
Based on 13 comparable salesFull CMA with comparable sales table loads interactively below.
One thing to note: flood risk (overland). Otherwise the risk profile looks reasonable.
Flood and planning overlays sourced from Brisbane City Council, May 2026.
1.1km from Brisbane Independent School (Pullenvale). Fairly fresh on the market.
Cashflow Analysis
20% deposit · 6.5% interest-onlyYou'd need $3.3M upfront and it costs you $12133 every week out of pocket. That's heavily negatively geared — make sure the capital growth justifies the holding cost.
Tenure Mix — Owner-Occupier vs Investor vs Social Housing
ABS Census tenure breakdown for 38 ANNABEL STREET's street and the wider KENMORE suburb. Shows owner-occupier percentage, investor (private rental) percentage, and social housing concentration at both street-level and suburb-level. High owner-occupier areas typically have more stable property values.
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Planning & Transit Intelligence
Brisbane City Council spatial overlays for this property including zoning code (—), neighbourhood plan, character overlay, heritage overlay, bushfire overlay, waterway corridor, transport noise corridor, and nearest transit stops. Development potential assessment based on lot size and planning controls.
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Neighbourhood Personality
SA1 statistical area behavioural profile for this location. Eight dimensions scored 0–100: Family Orientation, Professional, Affluence, Owner-Occupier concentration, Stability, Gentrification pressure, Investor Appeal, and Risk. Derived from ABS Census data including household composition, income, education, tenure, industry of employment, and dwelling structure.
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Suburb Intelligence — KENMORE
Full suburb intelligence report for KENMORE including: 10-year median price trend chart, 5-year and 10-year compound annual growth rates (CAGR), micro-market street-by-street analysis showing premium and discount streets, long-held property opportunities (15+ year holds indicating potential estate sales), investment opportunity scan, and current listing inventory analysis.
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What’s in this report
- ✓ AI-powered 10-dimension property score (3.4/5)
- ✓ Deal rating: Avoid
- ✓ Automated market valuation (CMA) based on nearby sales
- ✓ Cashflow analysis (deposit, stamp duty, weekly cashflow, net yield)
- ✓ Flood risk assessment (creek: None, overland: Medium (Creek River Storm Tide))
- ✓ School zone proximity (Brisbane Independent School (Pullenvale))
- ✓ Development application tracking (0 nearby DAs)
- ✓ Zoning: —
- ✓ Suburb median price: available
- ✓ Suburb price momentum and direction
- ✓ QPS crime statistics for KENMORE
- ✓ ABS Census tenure mix (owner-occupier vs investor vs social housing)
- ✓ BCC planning overlays (zoning, character, heritage, bushfire, waterway, noise)
- ✓ SA1 neighbourhood personality (8-dimension behavioural profile)
- ✓ 10-year price trend chart for KENMORE
- ✓ Micro-market street-by-street analysis
- ✓ Similar properties in KENMORE
KENMORE Listings
AI-scored listings in this suburb.
KENMORE Market Report
Suburb stats, medians, and trends.
KENMORE Auctions
Auction results and clearance rates.
Recent Sales Map
Interactive map of all Brisbane sales.
Browse All Properties
Search and filter all scored listings.
Our Methodology
How our intelligence engine works.
Model Accuracy
Our forecast vs actual sale price audit.
Sell with Mamic
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About this report — Methodology & Data Sources
This property intelligence report was generated by the Effata Property Intelligence Engine, developed by Anthony Mamic at Mamic Real Estate, Brisbane. Reports are updated when new market data becomes available, typically within 48 hours of new sales settling.
Valuation methodology: The automated comparable market analysis (CMA) searches for agent-reported sales of the same property type within 1–1.5km over the preceding 12–18 months. Private sales and family transfers are excluded — only normal sales reported through licensed agents are used. Each comparable is scored for relevance (HIGH, MEDIUM, LOW) based on bedroom match, land area similarity (within 20%), proximity (under 800m), and recency (under 18 months). The final estimate uses a weighted formula: 60% HIGH-relevance comps, 30% MEDIUM-relevance comps, 10% all comps. Adjustments are applied at $800/m² for land area differences, $40,000 per bathroom, and $20,000 per car space.
Scoring methodology: Properties are scored across 10 dimensions (capital growth, rental yield, owner-occupier appeal, infrastructure, exit strategy, vacancy risk, management load, prestige, price fit, risk) each rated 1–5. The overall score is a weighted average. Deal ratings (Strong Buy, Buy, Hold, Avoid) are derived from the composite score and key risk factors.
Data sources: Sales data from PriceFinder (agent-reported sales only, excluding private sales). Flood overlays, zoning, and planning data from Brisbane City Council open data. Crime statistics from the Queensland Police Service (QPS) — rolling 12-month offence totals. Census data from the Australian Bureau of Statistics (ABS) 2021 Census. School locations from the Queensland Department of Education. Development applications from Brisbane City Council DA tracker.
Report generated: 12 May 2026 at 22:48 UTC. Report author: Anthony Mamic, Licensed Real Estate Agent, Mamic Real Estate, Brisbane QLD. Phone: 0413 214 884. Website: mamicrealestate.com.au.
Disclaimer: This report is for informational purposes only and does not constitute a formal property appraisal. Automated estimates do not take into consideration the unique features of the property and are estimates only. Data sourced from BCC, ABS Census, and public records. Always obtain independent professional advice before making property decisions.
Prepared by Anthony Mamic · Mamic Real Estate · 0413 214 884 · mamicrealestate.com.au
Generated by Effata Property Intelligence