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Property X-Ray
Property Intelligence Report
Due Diligence
A property intelligence report · on
13 Dracon Street,Regents Park QLD 4118
13 DRACON STREET, REGENTS PARK QLD 4118Aerial view
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Fifteen official registers, screened. Every claim is sourced — nothing invented. The signals are surfaced; the decision is yours.
Property X-Ray
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Property data sourced under open licence (CC-BY). Aerial and map imagery is the copyright of its respective providers. Automated estimates are statistically derived and must not be relied upon as a formal valuation. Prepared using Property X-Ray · propertyxray.com.au
13 DRACON STREET,REGENTS PARK QLD 4118
758 m²
Property
Lot size
1 / 5
Risk
Signals flagged
$889K
Numbers
$730K – $970K
What's inside
01PropertyLot, building footprint, structures vs council approvals
05Before you exchangeAction checklist drawn from every section above
Verified address
13 DRACON STREET, REGENTS PARK QLD 4118.
PXR Market EstimateIndicative
$730Kto$970K
$889K
$622K$1.08M
plausible rangewhere signals convergemost likely
Wide — judge the evidence
likely ~$889K
$495Kland value (Valuer-General) — a rating floor, below market
Cross-checked against independent market signals.
4 sales informed the model estimateRefreshed 11 June 2026
Walk it in 3DUnavailable in sample
758 m² lot·Lot L532 RP188170·Low density·Outside flood overlays·Low bushfire risk
↓
Report snapshot · sources & freshnessReport built 11 Jun 2026 · sources dated below
Overlays & risk
Latest published overlays
QLD Heritage Register
Current overlays
Crime signals
Reported toJun 2026
QPS monthly meshblock · trailing 12 mo
Updated monthly
Zoning & DAs
Register toJun 2026
Council DA register · City Plan
Refreshed daily
Every figure in this report carries its own source and "as at" date. Government and council sources are named; market estimates are modelled by Property X-Ray from licensed and public records.
Spacious Regents Park block with strong transit access and a medium-confidence price estimate backed by just 4 recent nearby sales.
Lot758 sqm freehold block in a Low Density Residential zone, larger than typical suburban lots in the area.
MarketBased on just 4 recent nearby sales, the price range is wide. Worth checking against current listings before locking in a number.
NeighbourhoodLow bushfire risk, not in a known flood zone. Retail approved 814m away; 19 subdivision applications within 5 km.
If you're moving in
Solid family block with schools under 1.5 km and no easement on title.
Positives
Yugumbir State School is 1.1 km away and Browns Plains State High School is 1.5 km away.
No easement registered on title leaves the full 758 sqm available for use within Low Density Residential zone rules.
Pool, deck, water tank, and fully fenced outdoor space on listing record, consistent with a ready-to-enjoy family home.
Watchouts
If reliable bus times matter daily, the worst headway on available routes is 68 minutes.
The property profile appears upper-mid-tier for its build era; if you plan renovations, confirm Logan City Council site-cover rules before committing.
If you're investing
Rent up 27.5% per year over 3 years; cashflow is negative in year one.
Positives
3-bedroom rents in this area grew 27.5% per year over 3 years, per December 2025 data.
With a 20% deposit of $177,700, the year-1 cashflow gap is $22,712 and the gross yield is 3.82%; on current assumptions, cashflow breakeven sits 14 years out.
Watchouts
19 subdivision and 5 multi-dwelling applications within 5 km lodged in the last 12 months.
Synthesised by our proprietary PXR Spatial Intelligence Engine from verified government data in the sections below. Observation only. Not financial, legal, or property advice.
No character overlay is mapped for Logan. We cannot confirm a character or demolition control at this address from our mapping. Confirm with Logan before assuming you can demolish or substantially alter the home.
The property.
What you're actually buying. Lot size, building footprint, structures detected from aerial + ground-view imagery, and how this block compares to its suburb.
ZoningWhat the council allows this land to be used for. Drives what you can build and any subdivision potential.Low density
Council / LGALogan City
Lot / PlanThe official reference number for this block of land. Used on council records and contracts.L532 RP188170
Statutory land valueThe official value of the land only, not the house. Used to work out rates and land tax. Different from what the property would sell for.$495,000
Vision-based building footprintThe approximate area the house covers on the block, measured at the roofline from aerial imagery by computer vision. The space inside the walls is usually a bit smaller. Not a surveyor's measurement.182 m²
Site coverHow much of the block the house covers. Most councils set a limit, often around half the block.24%
Outdoor spaceAll the space on the block that isn't the house: yard, driveway, and so on. Derived from lot size minus the estimated building footprint.535 m²
Koala habitatSome blocks sit in protected areas where you can't easily clear trees or build. This can affect plans to extend, subdivide, or add a pool.Clear
Heritage overlayProperties marked as historically important. The council restricts what you can change, add, or knock down.Clear
Swimming poolRegisteredPool is on the QBCC pool register, but no current safety certificate is on file. A pool safety certificate is required at sale or lease under QLD law.
Outdoor featuresAs described in the listing
above ground pooldeckfully fencedgarage spaces: 1outdoor entertainmentsolar panelswater tank
Approximations only. Verify against council-approved plans before relying on specific figures.
Dimensions
Subdivision screenLow or not possible
Subdivision potential is low or not possible. Does not meet Logan's dimensional thresholds for a 2-lot split.
Why it screens low: the lot (758 m², about 20 m of street frontage) is below both the area (900 m²) and frontage (30 m) two lots would need.
These overlays did not change the size assessment above, but each one can affect or block a subdivision on its own: protected vegetation / significant trees. Confirm with council or a town planner.
20.0 m · FRONTAGE37.9 m20.0 m · REAR37.9 mPoolBuilding17.0 m x 11.9 m
Boundary and dimensions are derived from the Queensland cadastre. Approximate measurements only. For survey-grade dimensions, refer to the registered plan from QLD Titles.
Property through time
2015
The same spot across the decades, from the Queensland Government aerial archive. Drag through the years and watch what changes.
Dams and water lines
A dam or creek line visible in an early frame but absent today can mean filled ground. Cross-check the flood section and ask about it at inspection.
Structures near the boundary
A permanent structure (anything with footings and a roof) that appears between frames close to a boundary line may have needed a siting relaxation from council. Check the development applications section for a matching approval.
Vegetation change
Thinning or cleared vegetation across the years is useful context for the bushfire reading and for how established the street has become.
These are observations to guide your own look at the frames, not conclusions about the property.
No variation DAs recorded against this address. Compliant works (built within setbacks and under the height limit) are signed off by a private certifier and never enter the council DA register. So a clean record here means no variations were sought, not that no work has been done.
Water & sewer
Connected
Connected to the metropolitan sewer and water network.
15 m to main
Sewer line
Water line
Fact
Value
Why it matters
Sewer main at street
15 m, gravity
PE and PVC are modern; closer is cheaper to connect
Sewer manhole
29 m
May sit on a public easement
Service lateral on lot
None detected on this lot
Building over it can be costly to repair
Sewer treatment plant
None within 500 m
Plants can carry intermittent odour
Water main
36 m
Supports standard household demand
Nearest hydrant
36 m
About 90 m is the typical fire standard
Recycled water
Not available here
Dual-piped suburbs irrigate cheaper
In planned extension
No
For fringe estates not yet connected
Indicative network position, not survey grade. Always confirm via Dial Before You Dig before any excavation.
Service lateral
A small private pipe that connects your house to the public sewer in the street. It usually runs through your front yard. If a future build sits on top of it, repairs may require digging through a slab or driveway.
Sewer main material
Older suburbs often have vitreous clay or cast iron mains laid in the 1960s and earlier. Newer estates use polyethylene or PVC. Material matters because failure rates rise with age, and a future main replacement can disrupt the street.
Invert level and depth
A deeper sewer can serve a deeper basement; a shallow one limits how low your fixtures can sit without a pump.
Sewer pump station
A small pumping facility that lifts sewage uphill where gravity will not do the work. Modern ones are mostly silent and odour-controlled, but worth checking on a warm summer day.
Sewer treatment plant
Where sewage is processed before release. Modern plants run quietly with significant odour control, but on a hot day the boundary smell can carry several hundred metres.
Hydrant location
Hydrants supply water for fire-fighting. A hydrant within 90 m of a property is a typical regulatory standard.
Service extension area
Some properties on the urban fringe are scheduled for future sewer connection. Until then a septic system is required, which adds ongoing running and inspection costs.
Electricity infrastructure
No easement
No high-voltage transmission easement is registered over this lot. The nearest line and substation distances below are context only.
What you would see from the yard
The line is a few hundred metres away and reads as a distant tower rather than a feature over the lot.
Fact
Value
Why it matters
HV easement on lot
None registered on this lot
A no-build corridor caps where you can build
Nearest HV line
613 m, 110 kV
Further away means less visual and resale concern
Nearest substation
871 m
Some buyers and lenders weigh proximity
Corridor voltage
110 kV
Higher voltage usually means a wider easement
Indicative infrastructure position, not survey grade. Confirm registered easements on the title search before purchase.
Transmission easement (no-build corridor)
A high-voltage transmission easement is a strip of your land registered to the network operator so the lines can be accessed and kept clear. Inside it you generally cannot build, extend, or even put a pool or shed, and the restriction runs with the title to every future owner. On a small lot that strip can swallow a large share of the buildable area, which caps both renovation and development upside.
Why distance to the lines matters
Proximity to high-voltage lines and substations is not a title burden, but it does shape the buyer pool. Perception and EMF concerns make some buyers and some lenders wary, fairly or not, which can thin the field at resale. The lines are also visible from the yard. We report the exact distance so you can weigh it with your own eyes: further away means less concern.
Effect on subdivision and development
A transmission corridor running through or beside a lot can constrain a future subdivision, because the no-build strip and the access setbacks reduce the developable footprint. If your plan relies on splitting the block or adding a second dwelling, check the corridor alignment before you commit.
Coverage and confirmation
Easement corridors are mapped per council and some overlays are not yet published, so a clear result here is only as good as the council layer behind it. Where the overlay is missing we say so rather than imply the lot is clear. Either way, the title search is the definitive record of what is registered on the land.
Feng shui demand read
Feng shui is a traditional belief system, included for cultural interest. It is not factual, scientific, financial, or valuation advice, and is not a substitute for a personalised consultation with a qualified practitioner.
Reads as a steady, neutral feng shui profile, with a solar-aspect consideration and a lot-shape consideration that are easily softened with the cures noted below.
A meaningful share of SEQ buyers weighs feng shui, so these factors influence demand and resale regardless of personal belief. Treat this as a saleability signal, not advice.
Tap any wedge for its detail
Factors weighed
Tap a wedge or a sign for its detail.
What the signs mean Favourable Not a factor Worth a glance Fix to boost
Solar & Bright Aspectchallenged
The rear aspect faces south, so it receives less direct sun. This is considered less favourable in feng shui by some buyers and practitioners. A brighter, well-lit interior keeps the space feeling lively (yang). It is commonly addressed with brighter lighting in dark corners, mirrors to bounce light, open curtains to maximise daylight, warm bright colours, healthy plants and a well-lit entrance (the "mouth of qi"). For a personalised assessment, consult a qualified practitioner.
Remedy: brighter lighting in dark corners, mirrors to bounce light, open curtains to maximise daylight, warm bright colours, healthy plants and a well-lit entrance (the "mouth of qi")
Lot shapechallenged
This is an irregular block. This is considered less favourable in feng shui by some buyers and practitioners. An irregular outline is read as less even in its flow of chi. It is commonly addressed with completing the square with a fence or wall, anchoring a missing corner with a lamp, statue, fountain, large stone or flagpole, landscaping to soften sharp angles, and interior mirrors to imply the missing space. For a personalised assessment, consult a qualified practitioner.
Remedy: completing the square with a fence or wall, anchoring a missing corner with a lamp, statue, fountain, large stone or flagpole, landscaping to soften sharp angles, and interior mirrors to imply the missing space
Road alignment (sha chi)neutral
No road points head-on at the block, so there is no "poison arrow" (sha chi) alignment to note.
Remedy: a hedge, wall, fence or screen as a first line, then dense planting or a curved path; some practitioners add an outdoor convex bagua mirror, which must never be aimed at a neighbour’s home
Street number (Chinese numerology)neutral
Number 13: numerically neutral. This is Chinese numerology (homophones), a minor resale-liquidity consideration in some submarkets, not classical feng shui.
Mitigation: cosmetic folk cures such as a red circle around the digit or lucky characters on the letterbox; a council renumbering is a rare exception
Surrounding featuresneutral
No notably auspicious or inauspicious features close by.
Remedy: blocking the line of sight with a wall, hedge, fence or trees, a bright and well-kept (yang) interior, and for yin sources such as a cemetery or hospital a concave bagua mirror, which absorbs rather than reflects
A genuine feng shui reading is personal and site-specific (compass orientation, period, and the occupants’ details) and can only come from a qualified practitioner. PXR makes no guarantee of the accuracy or outcome of any cure described here.
The numbers.
We lead with what actually sold near this property, and how fresh those sales are. Our own market estimate sits below as a cross-check, never the headline. Individual sale and listing addresses are withheld. Only computed, banded, and derived figures.
Comparable sales & askingRecent solds (time-trended to today) and active listings within this property's cohort: same suburb, ± 1 bedroom, ± 30% lot size, last 18 months. We lead with this evidence, then cross-check it against our own market estimate below. The "vs estimate" column shows how each comp sits relative to that estimate.
Evidence · 1
Assembling comparable evidence…
Cross-check · our market estimateAppraisal recapOur own model's figure, built from the sold comparables above. We show it under the evidence, not over it: use it to sanity-check the sold prices, not as the answer. It is indicative, not a valuation.
$0−18% / +9%Range $730,000 – $970,000Indicative
Market estimate. This property has limited directly comparable evidence, so the figure is drawn from a broader set of market signals and shown as an indicative range rather than a precise point. Treat the range, not a single number, as the guide.
How does this property compare?Two histograms across this property's suburb: statutory land value (QLD Valuer-General) and lot size (QLD DCDB cadastral). Your block is highlighted. Use it to spot whether you're paying for a premium location, a generous block, both, or neither.
2d
Statutory land value · Regents ParkYour land: $495K
$400K – $500K0 ← You
$500K – $600K0
3,753 properties · QLD Valuer-General
Lot size · Regents ParkYour lot: 758 m²
0–400 m²0
400–600 m²0
600–800 m²0 ← You
800–1,000 m²0
1,000–1,500 m²0
1,500–3,000 m²0
3,000–10,000 m²0
3,840 properties · QLD DCDB cadastral parcels
What this tells youBoth signals sit in the middle of the suburb distribution. A typical block at typical pricing for this area.
Comparable rentalEstimated weekly rent from QLD RTA bond statistics for this property's bedroom + dwelling type + postcode cohort, inflated to today's quarter via state rental index. Where the dwelling has been classified from ground-view imagery as modern or tired, a condition modifier is applied. Active listings within 60 days corroborate the figure.
5
Stamp duty estimateCalculated on the PXR Market Estimate using QLD transfer duty brackets (2026). Standard rate shown. Owner-occupier and first-home-buyer concessions are not applied. Excludes mortgage and transfer registration (~$434 combined).
3
$33,008QLD transfer duty · 2026Based on PXR Market Estimate of $889K
Standard rate · concessions not applied. Excludes mortgage + transfer registration (~$434).
Cashflow scenario
6
Price $888,500
Deposit $177,700 · 20%
Weekly rent $652
Upfront cash $213,208
Pessimistic
7.59%
rate 1.5pp higher
−$583/wk
−$30,338/yr
Interest$53,950
Net rent$31,948
Holding costs$8,336
Breakeven rate3.32%
Out-of-pocket
Base case
6.09%
RBA F6 benchmark, 2026-03
−$378/wk
−$19,676/yr
Interest$43,288
Net rent$31,948
Holding costs$8,336
Breakeven rate3.32%
Out-of-pocket
Optimistic
4.59%
rate 1.5pp lower
−$173/wk
−$9,014/yr
Interest$32,626
Net rent$31,948
Holding costs$8,336
Breakeven rate3.32%
Out-of-pocket
Try other scenarios live
Scan the code to open the interactive cashflow on your phone. Adjust interest rate, deposit, rent and holding costs to test your own assumptions.
Illustrative pre-tax cashflow on an interest-only basis. Negative gearing, depreciation and capital growth not modelled. Not financial advice — consult a mortgage broker and accountant before committing.
Cashflow scenarioIllustrative pre-tax cashflow under your chosen financing + holding-cost assumptions. Interest-only basis (the standard view for an investor's first-pass check). Negative gearing / depreciation / capital growth not modelled. This is a scenario tool, not financial advice. Consult a mortgage broker and accountant before committing.
VacancyWeeks per year the property is empty between tenants. 3 weeks is a common starting buffer: covers a typical 2-week re-let cycle plus a few days for cleaning and condition reports. Push higher in soft rental markets or for properties with limited tenant appeal (busy roads, unrenovated, awkward layouts). 0 weeks assumes continuous tenancy and is rarely realistic.
Running costs
Property management
Council rates
Insurance
Maintenance
Upfront cash needed
Deposit (20%)$177,700
Stamp duty (QLD, no concession)$33,008
LMI $0
Legal + inspection (Building & Pest)$2,500
Total cash-in$213,208
Purchase price$888,500
Illustrative scenario · not financial advice · interest-only basis · tax + negative gearing not modelled · consult a mortgage broker + accountant before committing.
Risk.
Flood, bushfire, heritage, crime and pool-safety signals drawn from QLD government overlays. The exposures that shape insurance premiums and what you can build later.
At a glance
Every risk on the map, side by side
Flood, bushfire and crime side by side, each mapped on this property with a one-line read, so the whole risk picture reads in a single scan.
FloodClear
This address sits outside any mapped flood overlay.
Source: QLD flood overlay
BushfireClear
Not in a designated bushfire-prone area on the state QFES mapping.
Source: QFES bushfire-prone
CrimeAbove avg
Offence intensity runs above the suburb baseline. Based on the 12-month QPS window.
Source: QPS meshblock, last 12mo
⚠️ This lot intersects a council-protected vegetation area mapped by Logan. Clearing or pruning may require a council permit, and protected vegetation can constrain building envelopes and subdivision yield. Approx 40 m² of this lot is within the mapped overlay. Confirm the extent and permit requirements with Logan before relying on developable area. Source: Logan City Council vegetation management areas overlay (Logan City Council open data, CC BY 3.0).
⚠️ A registered encumbrance is registered on this lot. The registered encumbrance parcel covers approx 170,776 m² (shown on the map). To see what the registered encumbrance restricts, order a title or covenant search (via your conveyancer). Property X-Ray reports that a registered encumbrance exists and where it sits, not its terms.
PXR Risk ReadWhat the signals say
1/5 flagged
Crime within 1.5 km sits above the suburb median at 1927 offences, though on a decreasing trend; flood, bushfire, heritage, noise, and structure flags are all clear.
For investors
The above-median offence count of 1927 within 1.5 km may influence tenant demand and insurance terms, though the decreasing trend is a factor to monitor across the hold period.
For owner-occupiers
The 1927 offences recorded within 1.5 km sit above the suburb median, making a site visit to assess the immediate street environment a useful step before committing.
Synthesised from the five risk signals below by our proprietary PXR Spatial Intelligence Engine. Tone and legal-language constraints applied before output.
Heritage register listing
Not listed
QLD Heritage Register
None
Noise corridor
No corridor data available for this area
Not checked
The neighbourhood.
Surroundings, transport, schools, demographics and what's being built nearby. The context that drives liveability, rent demand and long-run capital growth.
Guaranteed enrolmentResidents at this address have guaranteed enrolment at this school under QLD Education's catchment policy. Out-of-catchment applicants are admitted only if there's spare capacity.1.1 km959 students
Browns Plains SHSSecondary
Guaranteed enrolmentResidents at this address have guaranteed enrolment at this school under QLD Education's catchment policy. Out-of-catchment applicants are admitted only if there's spare capacity.1.4 km
Nearest private & Catholic schools17 within 20 min drive
5.0 km9 min drive970 studentsICSEA 1027 · Top half in QLD
Transport
TransLink GTFS · 1 km radius
27 stopsPublic transport stops within 1 km of the property: bus, train and ferry combined.14 routesDistinct services calling at those stops. More routes = more connectivity, not just more frequency.Weekend serviceAt least one route runs on Saturdays and Sundays. Checks the GTFS calendar for non-weekday service.
ATO Taxation Statistics 2022–23 · Mortgage from ABS Census 2021
Household composition
Families 43%Couples (no kids) 26%Lone person 12%Other 19%
ABS Census 2021 G31 / G34
Nearest amenities
Childcare
GP
Park
Supermarket
Dining
Fitness
Bank
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Property X-Ray
Before you exchange.
13 DRACON STREET, REGENTS PARK QLD 4118
Each item below ties back to a finding earlier in this report: what to verify, who to ask, and what to confirm before signing. 9 items total.
Confirm with council, vendor, or registries(4)
Ask the vendor(2)
On the site visit(2)
Insurance considerations
Insurers may ask about security fixtures and the local crime environment when assessing this property, given the above-median offence count of 1927 within 1.5 km.
This report is one lot. The Regents Park suburb page shows the whole picture: house prices, what is being approved and built, the crime mix, schools and rental yield.
Property X-Ray pulls flood, bushfire, crime, DAs, zoning, school catchments, AI vision read, indicative valuation and rental yield from 15+ official Queensland sources. Showcase reports are snapshots, but a live report on your own address takes seconds.
PROPERTY X-RAY
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