The island's best SMSF income fit: the cheapest entry ($871k median), the highest stated yield (4.1%), the deepest rental base on Bribie (32% rented), and the strongest five-year fundamentals (14.4% price / 10.4% rent CAGR). Built-out infill on finite island land is real scarcity.
Older 1970s–90s beach stock sits alongside newer infill — repair exposure varies and LRBA borrowing can't fund improvements, so stock selection matters. Storm-tide and backflow affect the low ground; passage high tide is up ~310mm since the 2022 breakthrough.
The structural ceiling is the island itself — one bridge in, no rail (Caboolture 25–30 min), and a retiree-heavy demographic that keeps the family-tenant pool shallow no matter how good the yield looks. The funded second bridge helps but has no construction date.
The pick of the island for a yield-focused SMSF hold — buy post-2000 stock on dry ground and the numbers work harder here than anywhere else on Bribie. Just price the single-bridge / no-rail access risk into the hold and don't expect corridor-style tenant depth.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 14.4% compound over 5 yrs, 12.4% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 4.1% gross (stated) — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Established western/passage-side suburb; storm-tide and Pumicestone-Passage backflow (+310mm high tide since the 2022 breakthrough) affect low ground. No river-flood history. Address-level MBRC Flood Check mandatory. MBRC Bribie SEMP (2023) |
| Crime | ✓ Good | Below the QLD average — break-ins 431/100k (−55.6%), MV theft 321 (−72.5%), violent 2,502 (−26.8%). OpenStats 2022–24 |
| Infrastructure | ◐ Mixed | Adjoins the Bongaree town centre and bridge landing with local shops and medical; no rail, and hospital is ~25–30 min via the single bridge. Transport factpack |
| Owner-occupier appeal | ✓ Good | 66% owned / 32% rented, 57% 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 established suburb, infill only; the island's finite land (55.8 km² is national park) locks up greenfield — genuine scarcity behind the deepest-yield entry on Bribie. Supply factpack; Wikipedia 'Bribie Island' |
| Distance to rail | ✗ Bad | No station; Caboolture ~25–30 min via the single bridge. Translink network |
| Housing stock & upkeep | ◐ Mixed | Older 1970s–90s beach stock alongside newer infill and units — repair exposure varies house-by-house; favour post-2000 builds. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $450,000 | 73 |
| 2021-08-31 | $456,000 | 73 |
| 2021-09-30 | $468,000 | 66 |
| 2021-10-31 | $489,500 | 72 |
| 2021-11-30 | $499,250 | 72 |
| 2021-12-31 | $506,000 | 73 |
| 2022-01-31 | $515,000 | 73 |
| 2022-02-28 | $520,000 | 78 |
| 2022-03-31 | $550,000 | 73 |
| 2022-04-30 | $565,000 | 73 |
| 2022-05-31 | $565,000 | 77 |
| 2022-06-30 | $569,000 | 75 |
| 2022-07-31 | $570,500 | 76 |
| 2022-08-31 | $587,500 | 75 |
| 2022-09-30 | $592,500 | 78 |
| 2022-10-31 | $595,000 | 75 |
| 2022-11-30 | $595,000 | 70 |
| 2022-12-31 | $605,000 | 67 |
| 2023-01-31 | $605,000 | 67 |
| 2023-02-28 | $595,000 | 65 |
| 2023-03-31 | $595,000 | 67 |
| 2023-04-30 | $603,500 | 68 |
| 2023-05-31 | $610,000 | 62 |
| 2023-06-30 | $610,000 | 61 |
| 2023-07-31 | $610,000 | 60 |
| 2023-08-31 | $625,000 | 65 |
| 2023-09-30 | $625,000 | 59 |
| 2023-10-31 | $633,500 | 60 |
| 2023-11-30 | $650,000 | 59 |
| 2023-12-31 | $657,500 | 58 |
| 2024-01-31 | $650,000 | 57 |
| 2024-02-29 | $657,500 | 58 |
| 2024-03-31 | $670,000 | 55 |
| 2024-04-30 | $665,000 | 51 |
| 2024-05-31 | $655,000 | 54 |
| 2024-06-30 | $665,000 | 57 |
| 2024-07-31 | $665,000 | 53 |
| 2024-08-31 | $662,500 | 52 |
| 2024-09-30 | $675,000 | 51 |
| 2024-10-31 | $692,000 | 49 |
| 2024-11-30 | $700,000 | 51 |
| 2024-12-31 | $710,000 | 55 |
| 2025-01-31 | $715,000 | 55 |
| 2025-02-28 | $715,000 | 51 |
| 2025-03-31 | $740,000 | 50 |
| 2025-04-30 | $750,000 | 51 |
| 2025-05-31 | $765,000 | 50 |
| 2025-06-30 | $775,000 | 49 |
| 2025-07-31 | $782,500 | 50 |
| 2025-08-31 | $786,000 | 45 |
| 2025-09-30 | $783,000 | 54 |
| 2025-10-31 | $780,000 | 59 |
| 2025-11-30 | $787,500 | 58 |
| 2025-12-31 | $790,000 | 55 |
| 2026-01-31 | $805,000 | 58 |
| 2026-02-28 | $815,000 | 61 |
| 2026-03-31 | $857,500 | 66 |
| 2026-04-30 | $860,000 | 65 |
| 2026-05-31 | $867,002 | 62 |
| 2026-06-30 | $871,002 | 60 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $400/wk | 47 |
| 2021-08-31 | $400/wk | 52 |
| 2021-09-30 | $400/wk | 54 |
| 2021-10-31 | $410/wk | 56 |
| 2021-11-30 | $410/wk | 55 |
| 2021-12-31 | $410/wk | 55 |
| 2022-01-31 | $420/wk | 54 |
| 2022-02-28 | $420/wk | 53 |
| 2022-03-31 | $435/wk | 51 |
| 2022-04-30 | $435/wk | 49 |
| 2022-05-31 | $450/wk | 49 |
| 2022-06-30 | $450/wk | 47 |
| 2022-07-31 | $460/wk | 52 |
| 2022-08-31 | $475/wk | 53 |
| 2022-09-30 | $498/wk | 54 |
| 2022-10-31 | $500/wk | 53 |
| 2022-11-30 | $500/wk | 51 |
| 2022-12-31 | $500/wk | 53 |
| 2023-01-31 | $500/wk | 50 |
| 2023-02-28 | $500/wk | 58 |
| 2023-03-31 | $500/wk | 60 |
| 2023-04-30 | $500/wk | 64 |
| 2023-05-31 | $500/wk | 65 |
| 2023-06-30 | $500/wk | 61 |
| 2023-07-31 | $508/wk | 56 |
| 2023-08-31 | $520/wk | 53 |
| 2023-09-30 | $520/wk | 51 |
| 2023-10-31 | $520/wk | 50 |
| 2023-11-30 | $540/wk | 48 |
| 2023-12-31 | $545/wk | 49 |
| 2024-01-31 | $545/wk | 45 |
| 2024-02-29 | $543/wk | 44 |
| 2024-03-31 | $543/wk | 40 |
| 2024-04-30 | $548/wk | 40 |
| 2024-05-31 | $570/wk | 36 |
| 2024-06-30 | $565/wk | 38 |
| 2024-07-31 | $560/wk | 39 |
| 2024-08-31 | $575/wk | 40 |
| 2024-09-30 | $565/wk | 40 |
| 2024-10-31 | $580/wk | 39 |
| 2024-11-30 | $580/wk | 38 |
| 2024-12-31 | $580/wk | 37 |
| 2025-01-31 | $590/wk | 37 |
| 2025-02-28 | $590/wk | 37 |
| 2025-03-31 | $590/wk | 39 |
| 2025-04-30 | $588/wk | 40 |
| 2025-05-31 | $593/wk | 36 |
| 2025-06-30 | $593/wk | 36 |
| 2025-07-31 | $600/wk | 35 |
| 2025-08-31 | $600/wk | 37 |
| 2025-09-30 | $598/wk | 40 |
| 2025-10-31 | $605/wk | 42 |
| 2025-11-30 | $615/wk | 42 |
| 2025-12-31 | $605/wk | 42 |
| 2026-01-31 | $620/wk | 41 |
| 2026-02-28 | $635/wk | 39 |
| 2026-03-31 | $640/wk | 39 |
| 2026-04-30 | $650/wk | 38 |
| 2026-05-31 | $650/wk | 37 |
| 2026-06-30 | $650/wk | 38 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $750k | $842k | $993k | $908k |
| Median rent | $663/wk | $600/wk | $700/wk | $1,000/wk |
| Implied yield | 4.6% | 3.7% | 3.7% | 5.7% |
| Address | Sold price |
|---|---|
| 12 Illoura Avenue, Bellara | $1,210,000 |
| 60 Bibimulya Street, Bellara | $1,050,000 |
| 54 Boronia Drive, Bellara | $1,030,000 |
| 1 Yeenda Avenue, Bellara | $1,020,000 |
| 1 Timari Avenue, Bellara | $1,005,000 |
| 11 Tripcony Street, Bellara | $1,000,000 |
| 27 Tarooki Street, Bellara | $985,000 |
| 82 Eucalypt Street, Bellara | $965,000 |
| 2/193 Sylvan Beach Esp, Bellara | $910,000 |
| 6 Tripcony Street, Bellara | $775,000 |
| 102/19 Sylvan Beach Esp, Bellara | $635,000 |
| LGA | Subregion | Suburb | Address | Fit ▼ | Sub. Score | B/B/C | Land | Land $/m² | vs Sub. land | Land Idx | Price | Estimate | vs Est. | vs Bed Med. | Est. Yield | Suburb Yield | Risk |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| City of Moreton Bay | Bribie Island | Bellara | 53 Bibimulya Street | 4.9 | 7.2 | 3/1/2 | 671 m² | $1401 | ▼ 5% cheaper | 7.1 | $940k | $906k | ▲ 3.8% above | 112% | 3.8% | 3.3% | ⚠ Flood |
| City of Moreton Bay | Bribie Island | Bellara | 13 Orchid Street | 4.8 | 7.2 | 3/1/2 | 607 m² | $1481 | ▲ 0% dearer | 7.1 | $899k | $856k | ▲ 5.0% above | 107% | 3.8% | 3.5% | ⚠ Flood |