Cheap coastal entry ($917k) and near-zero new supply.
A 23% rental base, village amenity and no rail — the tenant pool is a puddle, and resale is thin at 4-bed $956k.
The floodplain IS the suburb (boat evacuations, Feb-2022). Flood insurance on the fund's balance sheet plus a thin exit is the worst liquidity combination on the list.
On investment data, the clearest avoid: the scarcity exists because the land floods. Nothing here suits an LRBA-funded long hold.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 13.6% compound over 5 yrs, 18.8% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 3.7% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ✗ Bad | Coastal floodplain — residents evacuated by boat in Feb 2022; storm-tide exposure is structural, not incidental. Feb-2022 event |
| Crime | ✓ Good | Quiet coastal village with low reported crime. QPS crime map |
| Infrastructure | ✗ Bad | Single access road, village-level retail, no rail. editorial |
| Owner-occupier appeal | ✓ Good | 75% owned / 23% rented, 70% family households — owner-occupier depth supports prices and resale; verify tenant demand separately (listings volume, room demand). ABS via suburb page |
| New supply risk | ◐ Mixed | Flood constraints limit new releases — scarcity, but for a reason. editorial |
| Distance to rail | ✗ Bad | No station — 20+ min drive to Caboolture rail. Translink network |
| Housing stock & upkeep | ◐ Mixed | Beach shacks through to newer builds — inspect stock era carefully. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $490,000 | 131 |
| 2021-08-31 | $500,750 | 136 |
| 2021-09-30 | $520,000 | 133 |
| 2021-10-31 | $535,000 | 128 |
| 2021-11-30 | $542,500 | 126 |
| 2021-12-31 | $576,000 | 125 |
| 2022-01-31 | $580,000 | 128 |
| 2022-02-28 | $580,500 | 122 |
| 2022-03-31 | $576,000 | 117 |
| 2022-04-30 | $603,000 | 122 |
| 2022-05-31 | $612,500 | 117 |
| 2022-06-30 | $618,000 | 117 |
| 2022-07-31 | $620,000 | 113 |
| 2022-08-31 | $625,000 | 103 |
| 2022-09-30 | $620,000 | 101 |
| 2022-10-31 | $625,000 | 105 |
| 2022-11-30 | $616,250 | 106 |
| 2022-12-31 | $608,000 | 101 |
| 2023-01-31 | $617,500 | 96 |
| 2023-02-28 | $608,000 | 89 |
| 2023-03-31 | $625,000 | 89 |
| 2023-04-30 | $610,000 | 85 |
| 2023-05-31 | $610,000 | 87 |
| 2023-06-30 | $617,500 | 88 |
| 2023-07-31 | $620,000 | 89 |
| 2023-08-31 | $620,000 | 93 |
| 2023-09-30 | $625,000 | 91 |
| 2023-10-31 | $629,000 | 92 |
| 2023-11-30 | $647,500 | 92 |
| 2023-12-31 | $650,000 | 93 |
| 2024-01-31 | $655,000 | 92 |
| 2024-02-29 | $670,000 | 99 |
| 2024-03-31 | $670,000 | 100 |
| 2024-04-30 | $670,000 | 103 |
| 2024-05-31 | $705,000 | 97 |
| 2024-06-30 | $715,000 | 101 |
| 2024-07-31 | $705,000 | 100 |
| 2024-08-31 | $712,000 | 101 |
| 2024-09-30 | $720,000 | 104 |
| 2024-10-31 | $720,000 | 103 |
| 2024-11-30 | $725,000 | 98 |
| 2024-12-31 | $730,000 | 99 |
| 2025-01-31 | $742,500 | 104 |
| 2025-02-28 | $750,000 | 101 |
| 2025-03-31 | $758,000 | 97 |
| 2025-04-30 | $767,500 | 94 |
| 2025-05-31 | $770,000 | 99 |
| 2025-06-30 | $772,500 | 90 |
| 2025-07-31 | $790,000 | 95 |
| 2025-08-31 | $800,000 | 90 |
| 2025-09-30 | $825,000 | 95 |
| 2025-10-31 | $850,000 | 99 |
| 2025-11-30 | $860,000 | 107 |
| 2025-12-31 | $850,000 | 114 |
| 2026-01-31 | $860,000 | 111 |
| 2026-02-28 | $870,000 | 109 |
| 2026-03-31 | $880,000 | 110 |
| 2026-04-30 | $889,000 | 112 |
| 2026-05-31 | $900,000 | 103 |
| 2026-06-30 | $917,500 | 99 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $385/wk | 47 |
| 2021-08-31 | $395/wk | 47 |
| 2021-09-30 | $395/wk | 49 |
| 2021-10-31 | $400/wk | 48 |
| 2021-11-30 | $400/wk | 50 |
| 2021-12-31 | $420/wk | 51 |
| 2022-01-31 | $440/wk | 53 |
| 2022-02-28 | $445/wk | 53 |
| 2022-03-31 | $450/wk | 54 |
| 2022-04-30 | $455/wk | 54 |
| 2022-05-31 | $475/wk | 55 |
| 2022-06-30 | $485/wk | 59 |
| 2022-07-31 | $495/wk | 65 |
| 2022-08-31 | $500/wk | 66 |
| 2022-09-30 | $500/wk | 70 |
| 2022-10-31 | $500/wk | 72 |
| 2022-11-30 | $505/wk | 72 |
| 2022-12-31 | $500/wk | 71 |
| 2023-01-31 | $505/wk | 72 |
| 2023-02-28 | $515/wk | 74 |
| 2023-03-31 | $518/wk | 74 |
| 2023-04-30 | $530/wk | 76 |
| 2023-05-31 | $530/wk | 77 |
| 2023-06-30 | $530/wk | 78 |
| 2023-07-31 | $538/wk | 78 |
| 2023-08-31 | $540/wk | 71 |
| 2023-09-30 | $535/wk | 69 |
| 2023-10-31 | $540/wk | 67 |
| 2023-11-30 | $560/wk | 67 |
| 2023-12-31 | $570/wk | 65 |
| 2024-01-31 | $550/wk | 63 |
| 2024-02-29 | $565/wk | 65 |
| 2024-03-31 | $575/wk | 61 |
| 2024-04-30 | $590/wk | 64 |
| 2024-05-31 | $578/wk | 64 |
| 2024-06-30 | $595/wk | 62 |
| 2024-07-31 | $600/wk | 66 |
| 2024-08-31 | $590/wk | 63 |
| 2024-09-30 | $580/wk | 66 |
| 2024-10-31 | $580/wk | 64 |
| 2024-11-30 | $590/wk | 59 |
| 2024-12-31 | $580/wk | 61 |
| 2025-01-31 | $590/wk | 59 |
| 2025-02-28 | $600/wk | 55 |
| 2025-03-31 | $600/wk | 58 |
| 2025-04-30 | $600/wk | 56 |
| 2025-05-31 | $608/wk | 52 |
| 2025-06-30 | $620/wk | 51 |
| 2025-07-31 | $630/wk | 52 |
| 2025-08-31 | $650/wk | 55 |
| 2025-09-30 | $650/wk | 59 |
| 2025-10-31 | $640/wk | 67 |
| 2025-11-30 | $660/wk | 76 |
| 2025-12-31 | $650/wk | 80 |
| 2026-01-31 | $650/wk | 83 |
| 2026-02-28 | $655/wk | 84 |
| 2026-03-31 | $650/wk | 85 |
| 2026-04-30 | $650/wk | 85 |
| 2026-05-31 | $650/wk | 83 |
| 2026-06-30 | $650/wk | 84 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $770k | $845k | $956k | $1.25m |
| Median rent | $560/wk | $610/wk | $690/wk | $875/wk |
| Implied yield | 3.8% | 3.8% | 3.8% | 3.6% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Beachmere State School | Primary | Prep-6 | Government | 330 |
| Birali Steiner School | Primary | Prep-10 | Independent | 127 |
| Birali Steiner School | Secondary | Prep-10 | Independent | 127 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| C&K Beachmere Community Kindergraten | Exceeding NQS | 4.6 ★ (5) | POA |
| Goodstart Early Learning Beachmere | Meeting NQS | 5 ★ (7) | $122 |
| Address | Sold price |
|---|---|
| 632 Beachmere Road, Beachmere | $2,525,000 |
| 42 Bayside Drive, Beachmere | $1,851,000 |
| 248 Wallace Road, Beachmere | $1,700,000 |
| 12 Rogers Street, Beachmere | $1,400,000 |
| 129 Biggs Avenue, Beachmere | $1,355,000 |
| 24 Bishop Road, Beachmere | $1,180,000 |
| 20 Karora Road, Beachmere | $1,000,000 |
| 29 Kunde Street, Beachmere | $965,000 |
| 17 Columbia Drive, Beachmere | $956,000 |
| 17 Whiting Street, Beachmere | $881,000 |
| 8 Patrick Street, Beachmere | $861,000 |
| 22 Egan Avenue, Beachmere | $820,000 |
| Address | B/B/C | Land | Price | vs Bed Med. | Suburb yield | Risk |
|---|---|---|---|---|---|---|
| 32 Columbia Drive | 4/2/5 | 626 m² | $960k | 100% | 3.7% | ⚠ Flood |