The district's blue-chip anchor: lowest-tier crime, an established town centre and schools, 19.3% price growth, and genuine built-out scarcity fully insulated from the Waraba pipeline — the structural supply story the corridor suburbs can't offer.
Cash flow is hostile inside an LRBA: 3.1% yield on a $1.3m median means ongoing top-ups trapped at 15%, and only 15% of homes are rented — a thin tenant pool with no room-demand signal.
No rail (12–15 min to Ferny Grove) and the South Pine flats: Feb-2022 brought a Watch-and-Act at Cash's Crossing (5.6m). The wrong street adds flood insurance — a direct, rising draw on fund liquidity.
A growth-and-quality hold for a fund with strong contribution flow to carry negative cash flow, not an income play. Only on dry, elevated streets and, given the mixed-era stock, the newer builds — otherwise repairs the LRBA can't fund erode the thesis.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 13.4% compound over 5 yrs, 19.3% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 3.1% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ◐ Mixed | South Pine River low flats flood — MBRC issued a Watch-and-Act in Feb 2022 as Cash's Crossing hit 5.6m and rising and residents were told to prepare to leave; most of the suburb sits above the river, so it is street-dependent. MBRC Flood Viewer; Feb-2022 event (Moreton Daily) |
| Crime | ✓ Good | Very low across the board — violent crime 794/100k (11th pct), break-ins 275, MV theft 384, all well below QLD averages and trending down. OpenStats 2022–24 (QPS/ABS) |
| Infrastructure | ✓ Good | Established town centre (Albany Creek Village, Market Place), multiple schools incl. Albany Creek SHS, South Pine Rd / Old Northern Rd arterials; TPCH Chermside is the nearest tertiary hospital. Transport factpack; Metro North |
| Owner-occupier appeal | ✓ Good | 84% owned / 15% rented, 81% family households — owner-occupier depth supports prices and resale; verify tenant demand separately (listings volume, room demand). ABS via suburb page |
| New supply risk | ✓ Good | Built-out 1980s–90s suburb; only battle-axe/small-block infill, no new estates, and structurally insulated from the Waraba PDA pipeline. MBRC supply pipeline / ShapingSEQ 2023 |
| Distance to rail | ✗ Bad | No station; ~12–15 min drive to Ferny Grove (Brisbane City) or Bray Park/Strathpine on the Caboolture line. Translink / Ferny Grove line |
| Housing stock & upkeep | ◐ Mixed | Predominantly 1980s–90s brick — mixed-era upkeep the fund pays for, with LRBA borrowing barred from improvements. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $700,000 | 254 |
| 2021-08-31 | $712,000 | 249 |
| 2021-09-30 | $720,000 | 249 |
| 2021-10-31 | $750,000 | 263 |
| 2021-11-30 | $790,000 | 263 |
| 2021-12-31 | $810,000 | 268 |
| 2022-01-31 | $827,150 | 274 |
| 2022-02-28 | $842,500 | 279 |
| 2022-03-31 | $870,000 | 278 |
| 2022-04-30 | $880,000 | 275 |
| 2022-05-31 | $897,500 | 264 |
| 2022-06-30 | $915,000 | 251 |
| 2022-07-31 | $920,000 | 245 |
| 2022-08-31 | $920,000 | 242 |
| 2022-09-30 | $920,000 | 237 |
| 2022-10-31 | $905,000 | 224 |
| 2022-11-30 | $885,000 | 213 |
| 2022-12-31 | $878,000 | 210 |
| 2023-01-31 | $875,000 | 203 |
| 2023-02-28 | $875,000 | 193 |
| 2023-03-31 | $850,000 | 185 |
| 2023-04-30 | $865,000 | 193 |
| 2023-05-31 | $865,000 | 187 |
| 2023-06-30 | $880,000 | 192 |
| 2023-07-31 | $880,000 | 192 |
| 2023-08-31 | $880,000 | 200 |
| 2023-09-30 | $886,000 | 205 |
| 2023-10-31 | $904,000 | 202 |
| 2023-11-30 | $910,000 | 207 |
| 2023-12-31 | $915,000 | 210 |
| 2024-01-31 | $915,000 | 212 |
| 2024-02-29 | $920,000 | 217 |
| 2024-03-31 | $945,000 | 215 |
| 2024-04-30 | $947,500 | 210 |
| 2024-05-31 | $953,500 | 218 |
| 2024-06-30 | $967,500 | 220 |
| 2024-07-31 | $973,000 | 222 |
| 2024-08-31 | $981,500 | 217 |
| 2024-09-30 | $1,000,000 | 219 |
| 2024-10-31 | $1,030,000 | 219 |
| 2024-11-30 | $1,045,000 | 223 |
| 2024-12-31 | $1,045,000 | 215 |
| 2025-01-31 | $1,050,000 | 219 |
| 2025-02-28 | $1,055,000 | 210 |
| 2025-03-31 | $1,075,000 | 205 |
| 2025-04-30 | $1,080,000 | 203 |
| 2025-05-31 | $1,100,000 | 213 |
| 2025-06-30 | $1,090,000 | 206 |
| 2025-07-31 | $1,080,000 | 212 |
| 2025-08-31 | $1,082,500 | 208 |
| 2025-09-30 | $1,115,000 | 205 |
| 2025-10-31 | $1,120,000 | 208 |
| 2025-11-30 | $1,150,000 | 200 |
| 2025-12-31 | $1,172,500 | 204 |
| 2026-01-31 | $1,200,000 | 202 |
| 2026-02-28 | $1,210,000 | 199 |
| 2026-03-31 | $1,227,500 | 216 |
| 2026-04-30 | $1,265,000 | 216 |
| 2026-05-31 | $1,280,000 | 197 |
| 2026-06-30 | $1,300,000 | 193 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $500/wk | 138 |
| 2021-08-31 | $510/wk | 143 |
| 2021-09-30 | $510/wk | 138 |
| 2021-10-31 | $510/wk | 137 |
| 2021-11-30 | $520/wk | 135 |
| 2021-12-31 | $520/wk | 131 |
| 2022-01-31 | $530/wk | 135 |
| 2022-02-28 | $538/wk | 128 |
| 2022-03-31 | $550/wk | 126 |
| 2022-04-30 | $555/wk | 121 |
| 2022-05-31 | $580/wk | 121 |
| 2022-06-30 | $580/wk | 121 |
| 2022-07-31 | $580/wk | 124 |
| 2022-08-31 | $600/wk | 121 |
| 2022-09-30 | $600/wk | 124 |
| 2022-10-31 | $610/wk | 129 |
| 2022-11-30 | $610/wk | 129 |
| 2022-12-31 | $620/wk | 129 |
| 2023-01-31 | $620/wk | 125 |
| 2023-02-28 | $625/wk | 127 |
| 2023-03-31 | $633/wk | 136 |
| 2023-04-30 | $635/wk | 141 |
| 2023-05-31 | $633/wk | 136 |
| 2023-06-30 | $650/wk | 134 |
| 2023-07-31 | $650/wk | 128 |
| 2023-08-31 | $650/wk | 129 |
| 2023-09-30 | $650/wk | 131 |
| 2023-10-31 | $650/wk | 138 |
| 2023-11-30 | $650/wk | 133 |
| 2023-12-31 | $650/wk | 133 |
| 2024-01-31 | $670/wk | 139 |
| 2024-02-29 | $673/wk | 140 |
| 2024-03-31 | $673/wk | 134 |
| 2024-04-30 | $680/wk | 137 |
| 2024-05-31 | $695/wk | 135 |
| 2024-06-30 | $700/wk | 137 |
| 2024-07-31 | $720/wk | 134 |
| 2024-08-31 | $725/wk | 137 |
| 2024-09-30 | $720/wk | 139 |
| 2024-10-31 | $725/wk | 137 |
| 2024-11-30 | $720/wk | 136 |
| 2024-12-31 | $720/wk | 137 |
| 2025-01-31 | $710/wk | 134 |
| 2025-02-28 | $700/wk | 133 |
| 2025-03-31 | $725/wk | 136 |
| 2025-04-30 | $725/wk | 133 |
| 2025-05-31 | $740/wk | 125 |
| 2025-06-30 | $733/wk | 128 |
| 2025-07-31 | $725/wk | 136 |
| 2025-08-31 | $730/wk | 133 |
| 2025-09-30 | $740/wk | 135 |
| 2025-10-31 | $735/wk | 129 |
| 2025-11-30 | $740/wk | 133 |
| 2025-12-31 | $750/wk | 127 |
| 2026-01-31 | $750/wk | 129 |
| 2026-02-28 | $760/wk | 129 |
| 2026-03-31 | $775/wk | 125 |
| 2026-04-30 | $780/wk | 127 |
| 2026-05-31 | $780/wk | 137 |
| 2026-06-30 | $780/wk | 133 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $791k | $1.09m | $1.34m | $1.65m |
| Median rent | $500/wk | $723/wk | $820/wk | $940/wk |
| Implied yield | 3.3% | 3.4% | 3.2% | 3.0% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Albany Hills State School | Primary | Prep-6 | Government | 860 |
| Albany Creek State School | Primary | Prep-6 | Government | 744 |
| All Saints Primary School | Primary | Prep-6 | Catholic | 598 |
| Good Shepherd Christian School | Primary | Prep-12 | Independent | 136 |
| Albany Creek State High School | Secondary | 7-12 | Government | 1,549 |
| Good Shepherd Christian School | Secondary | Prep-12 | Independent | 136 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Goodstart Early Learning Albany Creek - Dawn Road | Meeting NQS | 4.6 ★ (28) | $130 |
| Goodstart Early Learning Albany Creek - Flamingo Drive | Meeting NQS | 5 ★ (34) | $125 |
| Goodstart Early Learning Albany Creek - The Boulevard | Meeting NQS | 4.4 ★ (30) | $130 |
| Green Leaves Early Learning Albany Creek | Meeting NQS | 5 ★ (55) | $180 |
| Una Albany Creek | Exceeding NQS | 4.7 ★ (29) | $155 |
| Address | Sold price |
|---|---|
| 49 Cowrie Parade, Albany Creek | $2,050,000 |
| 18 Listonia Drive, Albany Creek | $1,802,000 |
| 15 Meranti Cres, Albany Creek | $1,800,000 |
| 14 Saint Andrews Court, Albany Creek | $1,755,000 |
| 8 Saint Georges Court, Albany Creek | $1,700,000 |
| 5 Kosta Place, Albany Creek | $1,592,500 |
| 16 Garganey Street, Albany Creek | $1,520,000 |
| 2 Mounteford Place, Albany Creek | $1,500,000 |
| 99 Jagora Drive, Albany Creek | $1,500,000 |
| 6 Rafter Avenue, Albany Creek | $1,470,000 |
| 74 Lancewood Drive, Albany Creek | $1,300,000 |
| 8 Gabrielle Court, Albany Creek | $1,270,000 |