The same low-crime, built-out, Waraba-insulated Hills quality as Albany Creek, but with the district's better transit (~5–8 min to three Ferny Grove-line stations) and a slightly deeper 20% rental base with 20:1 room demand.
3.2% yield means top-ups at LRBA rates, and the 1970s–80s stock carries real upkeep the fund pays for with no borrowing allowed for improvements.
No in-suburb rail and partial flood exposure — low pockets near the South Pine/Kedron Brook tributaries flooded in Feb 2022. Street selection decides the insurance cost.
A defensible middle-ring hold: quality location and the district's best rail proximity, funded through contributions rather than yield. Pick a dry street and the least-dated house on it.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 12.4% compound over 5 yrs, 18.5% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 3.2% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Low pockets near Kedron Brook / South Pine tributaries flooded in Feb 2022; the bulk of this hilly suburb is elevated — street-dependent, check the address. MBRC Flood Viewer; Feb-2022 event (Moreton Daily) |
| Crime | ✓ Good | Very low — violent 1,082/100k, break-ins 297, MV theft 486, all well under QLD averages. OpenStats 2022–24 (QPS/ABS) |
| Infrastructure | ✓ Good | Arana Hills Plaza (Kmart-anchored), schools, Samford Rd arterial straight to Ferny Grove station and Brisbane; TPCH Chermside nearest tertiary hospital. Transport factpack; Metro North |
| Owner-occupier appeal | ✓ Good | 79% owned / 20% rented, 80% 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 | Fully built-out; infill/subdivision only, no greenfield, Waraba-insulated. MBRC supply pipeline |
| Distance to rail | ◐ Mixed | No station, but ~5–8 min to Ferny Grove / Grovely / Oxford Park on the Ferny Grove line — among the district's better rail access. Translink / Ferny Grove line |
| Housing stock & upkeep | ◐ Mixed | Older 1970s–80s stock — repairs run heavier and can't be LRBA-funded. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $675,000 | 130 |
| 2021-08-31 | $692,500 | 150 |
| 2021-09-30 | $715,000 | 151 |
| 2021-10-31 | $730,000 | 153 |
| 2021-11-30 | $750,000 | 153 |
| 2021-12-31 | $760,000 | 157 |
| 2022-01-31 | $770,000 | 157 |
| 2022-02-28 | $800,000 | 154 |
| 2022-03-31 | $817,500 | 150 |
| 2022-04-30 | $842,888 | 151 |
| 2022-05-31 | $860,000 | 144 |
| 2022-06-30 | $877,040 | 152 |
| 2022-07-31 | $882,500 | 151 |
| 2022-08-31 | $900,000 | 133 |
| 2022-09-30 | $900,000 | 123 |
| 2022-10-31 | $897,750 | 124 |
| 2022-11-30 | $892,000 | 123 |
| 2022-12-31 | $892,000 | 115 |
| 2023-01-31 | $867,500 | 110 |
| 2023-02-28 | $840,000 | 105 |
| 2023-03-31 | $835,750 | 110 |
| 2023-04-30 | $825,875 | 106 |
| 2023-05-31 | $820,000 | 107 |
| 2023-06-30 | $786,250 | 98 |
| 2023-07-31 | $775,000 | 94 |
| 2023-08-31 | $785,000 | 91 |
| 2023-09-30 | $790,000 | 101 |
| 2023-10-31 | $795,500 | 98 |
| 2023-11-30 | $812,500 | 96 |
| 2023-12-31 | $825,000 | 95 |
| 2024-01-31 | $845,250 | 98 |
| 2024-02-29 | $863,750 | 102 |
| 2024-03-31 | $885,000 | 104 |
| 2024-04-30 | $910,000 | 103 |
| 2024-05-31 | $930,000 | 99 |
| 2024-06-30 | $940,000 | 99 |
| 2024-07-31 | $940,000 | 101 |
| 2024-08-31 | $957,500 | 108 |
| 2024-09-30 | $967,450 | 107 |
| 2024-10-31 | $981,000 | 107 |
| 2024-11-30 | $981,250 | 113 |
| 2024-12-31 | $985,999 | 111 |
| 2025-01-31 | $998,905 | 108 |
| 2025-02-28 | $1,002,500 | 104 |
| 2025-03-31 | $1,005,000 | 96 |
| 2025-04-30 | $1,010,000 | 93 |
| 2025-05-31 | $1,010,000 | 95 |
| 2025-06-30 | $1,010,000 | 89 |
| 2025-07-31 | $1,030,000 | 99 |
| 2025-08-31 | $1,055,000 | 97 |
| 2025-09-30 | $1,066,250 | 98 |
| 2025-10-31 | $1,080,000 | 99 |
| 2025-11-30 | $1,100,000 | 99 |
| 2025-12-31 | $1,110,000 | 101 |
| 2026-01-31 | $1,115,000 | 101 |
| 2026-02-28 | $1,150,000 | 104 |
| 2026-03-31 | $1,180,000 | 113 |
| 2026-04-30 | $1,180,000 | 116 |
| 2026-05-31 | $1,195,000 | 111 |
| 2026-06-30 | $1,197,000 | 114 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $490/wk | 114 |
| 2021-08-31 | $500/wk | 107 |
| 2021-09-30 | $500/wk | 116 |
| 2021-10-31 | $500/wk | 120 |
| 2021-11-30 | $500/wk | 121 |
| 2021-12-31 | $515/wk | 109 |
| 2022-01-31 | $520/wk | 111 |
| 2022-02-28 | $525/wk | 117 |
| 2022-03-31 | $530/wk | 103 |
| 2022-04-30 | $540/wk | 103 |
| 2022-05-31 | $540/wk | 109 |
| 2022-06-30 | $550/wk | 105 |
| 2022-07-31 | $550/wk | 102 |
| 2022-08-31 | $550/wk | 107 |
| 2022-09-30 | $550/wk | 106 |
| 2022-10-31 | $550/wk | 107 |
| 2022-11-30 | $560/wk | 111 |
| 2022-12-31 | $560/wk | 104 |
| 2023-01-31 | $575/wk | 106 |
| 2023-02-28 | $580/wk | 103 |
| 2023-03-31 | $580/wk | 101 |
| 2023-04-30 | $590/wk | 104 |
| 2023-05-31 | $600/wk | 103 |
| 2023-06-30 | $600/wk | 102 |
| 2023-07-31 | $600/wk | 104 |
| 2023-08-31 | $613/wk | 106 |
| 2023-09-30 | $620/wk | 110 |
| 2023-10-31 | $620/wk | 112 |
| 2023-11-30 | $625/wk | 113 |
| 2023-12-31 | $625/wk | 111 |
| 2024-01-31 | $630/wk | 111 |
| 2024-02-29 | $640/wk | 105 |
| 2024-03-31 | $645/wk | 106 |
| 2024-04-30 | $650/wk | 106 |
| 2024-05-31 | $650/wk | 109 |
| 2024-06-30 | $660/wk | 103 |
| 2024-07-31 | $673/wk | 96 |
| 2024-08-31 | $678/wk | 92 |
| 2024-09-30 | $680/wk | 93 |
| 2024-10-31 | $680/wk | 93 |
| 2024-11-30 | $678/wk | 92 |
| 2024-12-31 | $680/wk | 89 |
| 2025-01-31 | $690/wk | 89 |
| 2025-02-28 | $690/wk | 89 |
| 2025-03-31 | $685/wk | 92 |
| 2025-04-30 | $690/wk | 91 |
| 2025-05-31 | $690/wk | 89 |
| 2025-06-30 | $695/wk | 88 |
| 2025-07-31 | $698/wk | 92 |
| 2025-08-31 | $698/wk | 96 |
| 2025-09-30 | $700/wk | 96 |
| 2025-10-31 | $700/wk | 93 |
| 2025-11-30 | $700/wk | 87 |
| 2025-12-31 | $700/wk | 86 |
| 2026-01-31 | $713/wk | 88 |
| 2026-02-28 | $725/wk | 89 |
| 2026-03-31 | $725/wk | 84 |
| 2026-04-30 | $730/wk | 82 |
| 2026-05-31 | $735/wk | 78 |
| 2026-06-30 | $730/wk | 81 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $1.03m | $1.15m | $1.35m | $1.57m |
| Median rent | $688/wk | $700/wk | $785/wk | $950/wk |
| Implied yield | 3.5% | 3.2% | 3.0% | 3.1% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Pine Community School | Primary | Prep-6 | Independent | 104 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| C&K Arlington Drive Childcare Centre | Meeting NQS | 4.9 ★ (32) | $151 |
| Seedlings Early Learning Arana Hills | Meeting NQS | 4.9 ★ (27) | $114 |
| Address | Sold price |
|---|---|
| 85 Hillenvale Avenue, Arana Hills | $1,685,000 |
| 8 Job Place, Arana Hills | $1,600,000 |
| 1139 South Pine Road, Arana Hills | $1,575,000 |
| 47 Reginald Avenue, Arana Hills | $1,562,000 |
| 12 Cycas Street, Arana Hills | $1,450,000 |
| 72 Minto Cres, Arana Hills | $1,389,000 |
| 23/80 Plucks Road, Arana Hills | $1,260,000 |
| 20 Cobbity Cres, Arana Hills | $1,180,000 |
| 6 Yootha Avenue, Arana Hills | $1,170,000 |
| 10/80 Plucks Road, Arana Hills | $1,130,000 |
| 34/142 Bunya Road, Arana Hills | $1,020,000 |