A deep, proven tenant pool for the corridor — 39% of homes rented, an 11:1 room-demand ratio and $650/wk rents on a 3.9% yield — sitting on predominantly post-2000 estate stock that keeps LRBA-unfundable repairs low. Crime is well below the QLD average and prices ran 14.8% over the year.
No in-suburb rail or town centre — tenants drive ~7–10 min to Caboolture for the station, hospital and retail. The 3.9% yield still means contribution top-ups at LRBA rates, with any loss trapped in the fund at 15%.
Bellmere is the established suburb most exposed to the Waraba PDA: Lilywood's 2,000+ first-stage lots front its eastern edge, and 30,000 dwellings over ~40 years cap the land-scarcity growth a long SMSF hold relies on while flooding the same rental pool.
A cash-flow-and-tenant-depth hold whose growth ceiling is pinned by Waraba next door — suited to an SMSF that wants income and low-maintenance newer stock rather than land-scarcity capital growth, and only on a Flood-Check-clear street.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 16.2% compound over 5 yrs, 14.8% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 3.9% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | In the Caboolture River catchment (major flooding 1974/2011/2022/2024) but no discrete suburb-level inundation confirmed; most of the estate sits off the river — confirm each lot via MBRC Flood Check. MBRC flood mapping; BOM Pine/Caboolture Flood Warning System; FloodCheck Qld |
| Crime | ✓ Good | Break-ins 277/100k (−72%), vehicle theft 593 (−49%), violent 2,354 (−31%) — all well below the QLD average. OpenStats 2022–24 (QPS/ABS) |
| Infrastructure | ◐ Mixed | No in-suburb town centre; leans on Caboolture ~7–10 min for the hospital, rail and Morayfield Shopping Centre; served by local state schools. Transport factpack (Caboolture Hospital; Morayfield SC) |
| Owner-occupier appeal | ◐ Mixed | 60% owned / 39% rented, 79% family households — balanced: resale depth plus a proven tenant pool. ABS via suburb page |
| New supply risk | ✗ Bad | Directly abuts the Waraba PDA's eastern edge — Lilywood's 2,000+ first-stage lots front Bellmere; the most Waraba-exposed established suburb of the 30,000-dwelling front. Qld State Development (Waraba PDA declared 2 Aug 2024) |
| Distance to rail | ◐ Mixed | No station; nearest is Caboolture ~7–10 min drive on the electric Caboolture line. Translink; Transport factpack |
| Housing stock & upkeep | ✓ Good | Predominantly post-2000 house-and-land estate stock (median age 34, 79% family) — light upkeep for an LRBA-funded hold. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $415,000 | 153 |
| 2021-08-31 | $420,000 | 151 |
| 2021-09-30 | $439,500 | 155 |
| 2021-10-31 | $445,000 | 156 |
| 2021-11-30 | $457,500 | 156 |
| 2021-12-31 | $474,500 | 154 |
| 2022-01-31 | $481,000 | 164 |
| 2022-02-28 | $497,500 | 170 |
| 2022-03-31 | $504,000 | 168 |
| 2022-04-30 | $520,000 | 167 |
| 2022-05-31 | $535,000 | 162 |
| 2022-06-30 | $540,000 | 162 |
| 2022-07-31 | $550,000 | 159 |
| 2022-08-31 | $550,000 | 163 |
| 2022-09-30 | $555,000 | 159 |
| 2022-10-31 | $555,000 | 155 |
| 2022-11-30 | $559,000 | 145 |
| 2022-12-31 | $570,000 | 133 |
| 2023-01-31 | $570,000 | 127 |
| 2023-02-28 | $560,000 | 117 |
| 2023-03-31 | $565,000 | 117 |
| 2023-04-30 | $560,000 | 112 |
| 2023-05-31 | $562,500 | 110 |
| 2023-06-30 | $565,000 | 107 |
| 2023-07-31 | $569,500 | 108 |
| 2023-08-31 | $570,000 | 101 |
| 2023-09-30 | $580,000 | 98 |
| 2023-10-31 | $596,500 | 100 |
| 2023-11-30 | $610,000 | 107 |
| 2023-12-31 | $610,000 | 109 |
| 2024-01-31 | $615,000 | 109 |
| 2024-02-29 | $627,000 | 109 |
| 2024-03-31 | $630,000 | 110 |
| 2024-04-30 | $637,000 | 109 |
| 2024-05-31 | $650,000 | 117 |
| 2024-06-30 | $650,500 | 120 |
| 2024-07-31 | $667,500 | 126 |
| 2024-08-31 | $670,000 | 126 |
| 2024-09-30 | $685,000 | 129 |
| 2024-10-31 | $699,900 | 131 |
| 2024-11-30 | $715,000 | 133 |
| 2024-12-31 | $722,000 | 133 |
| 2025-01-31 | $726,500 | 130 |
| 2025-02-28 | $730,000 | 136 |
| 2025-03-31 | $735,000 | 136 |
| 2025-04-30 | $745,000 | 131 |
| 2025-05-31 | $751,500 | 128 |
| 2025-06-30 | $757,500 | 126 |
| 2025-07-31 | $780,000 | 129 |
| 2025-08-31 | $786,000 | 130 |
| 2025-09-30 | $800,000 | 127 |
| 2025-10-31 | $805,000 | 124 |
| 2025-11-30 | $822,745 | 116 |
| 2025-12-31 | $822,745 | 112 |
| 2026-01-31 | $835,000 | 112 |
| 2026-02-28 | $852,500 | 110 |
| 2026-03-31 | $860,000 | 108 |
| 2026-04-30 | $862,500 | 114 |
| 2026-05-31 | $870,000 | 105 |
| 2026-06-30 | $870,000 | 98 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $380/wk | 83 |
| 2021-08-31 | $380/wk | 82 |
| 2021-09-30 | $390/wk | 82 |
| 2021-10-31 | $400/wk | 77 |
| 2021-11-30 | $405/wk | 79 |
| 2021-12-31 | $415/wk | 82 |
| 2022-01-31 | $420/wk | 87 |
| 2022-02-28 | $430/wk | 88 |
| 2022-03-31 | $430/wk | 90 |
| 2022-04-30 | $430/wk | 90 |
| 2022-05-31 | $450/wk | 97 |
| 2022-06-30 | $450/wk | 100 |
| 2022-07-31 | $460/wk | 97 |
| 2022-08-31 | $480/wk | 104 |
| 2022-09-30 | $480/wk | 109 |
| 2022-10-31 | $490/wk | 108 |
| 2022-11-30 | $495/wk | 115 |
| 2022-12-31 | $500/wk | 109 |
| 2023-01-31 | $500/wk | 113 |
| 2023-02-28 | $505/wk | 110 |
| 2023-03-31 | $510/wk | 109 |
| 2023-04-30 | $520/wk | 111 |
| 2023-05-31 | $520/wk | 111 |
| 2023-06-30 | $530/wk | 114 |
| 2023-07-31 | $530/wk | 117 |
| 2023-08-31 | $535/wk | 116 |
| 2023-09-30 | $530/wk | 111 |
| 2023-10-31 | $540/wk | 110 |
| 2023-11-30 | $548/wk | 110 |
| 2023-12-31 | $550/wk | 109 |
| 2024-01-31 | $550/wk | 107 |
| 2024-02-29 | $550/wk | 104 |
| 2024-03-31 | $550/wk | 102 |
| 2024-04-30 | $560/wk | 103 |
| 2024-05-31 | $565/wk | 100 |
| 2024-06-30 | $570/wk | 104 |
| 2024-07-31 | $570/wk | 100 |
| 2024-08-31 | $580/wk | 94 |
| 2024-09-30 | $590/wk | 91 |
| 2024-10-31 | $580/wk | 92 |
| 2024-11-30 | $590/wk | 88 |
| 2024-12-31 | $590/wk | 90 |
| 2025-01-31 | $600/wk | 85 |
| 2025-02-28 | $600/wk | 83 |
| 2025-03-31 | $600/wk | 81 |
| 2025-04-30 | $600/wk | 82 |
| 2025-05-31 | $600/wk | 87 |
| 2025-06-30 | $605/wk | 94 |
| 2025-07-31 | $610/wk | 91 |
| 2025-08-31 | $620/wk | 98 |
| 2025-09-30 | $620/wk | 99 |
| 2025-10-31 | $620/wk | 105 |
| 2025-11-30 | $630/wk | 106 |
| 2025-12-31 | $630/wk | 103 |
| 2026-01-31 | $630/wk | 104 |
| 2026-02-28 | $630/wk | 106 |
| 2026-03-31 | $630/wk | 106 |
| 2026-04-30 | $640/wk | 111 |
| 2026-05-31 | $640/wk | 111 |
| 2026-06-30 | $650/wk | 105 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $701k | $880k | $870k | $970k |
| Median rent | $400/wk | $600/wk | $650/wk | $665/wk |
| Implied yield | 3.0% | 3.5% | 3.9% | 3.6% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Bellmere State School | Primary | Prep-6 | Government | 700 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Bellmere Early Education Centre & Pre-school | Meeting NQS | 3.8 ★ (26) | POA |
| Busy Bees at Bellmere | Exceeding NQS | 4.9 ★ (51) | $161 |
| Address | Sold price |
|---|---|
| 12 Anamaran Place, Bellmere | $986,000 |
| 12 Jacob Court, Bellmere | $955,000 |
| 4 Valencia Court, Bellmere | $942,000 |
| 80 Hollywood Avenue, Bellmere | $940,000 |
| 19 Riverwood Drive, Bellmere | $925,000 |
| 1 Ellagail Court, Bellmere | $922,000 |
| 23 Paddington Street, Bellmere | $915,000 |
| 6 Tangelo Court, Bellmere | $895,000 |
| 83 Hollywood Avenue, Bellmere | $872,000 |
| 13 Belleden Drive, Bellmere | $870,000 |
| 11 Coucal Close, Bellmere | $865,000 |
| 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 | Caboolture, Morayfield and Narangba corridor | Bellmere | 6 Langdon Lane | 5.5 | 6.2 | 4/2/2 | 891 m² | $982 | ▼ 31% cheaper | 8.1 | $875k | $915k | ▼ 4.4% below | 101% | 4.1% | 3.9% | ⚠ Flood |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 28 Kathrynjane Court | 5.0 | 6.2 | 4/2/2 | 718 m² | $1252 | ▼ 12% cheaper | 7.2 | $899k | $921k | ▼ 2.4% below | 103% | 4.1% | 3.8% | ⚠ Flood |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 6 Lyndon Way | 4.4 | 6.2 | 4/2/2 | 600 m² | $1498 | ▲ 6% dearer | 6.5 | $899k | $913k | ▼ 1.5% below | 103% | 3.9% | 3.8% | ⚠ Flood |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 85 Swann Road | 4.4 | 6.2 | 4/2/2 | 600 m² | $1448 | ▲ 2% dearer | 6.9 | $869k | $902k | ▼ 3.7% below | 100% | 4.1% | 3.9% | ⚠ Flood⚠ Fire |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 19 Tedar Close | 3.9 | 6.2 | 4/2/2 | 730 m² | $1232 | ▼ 13% cheaper | 7.2 | $899k | $889k | ▲ 1.1% above | 103% | 3.9% | 3.8% | ⚠ Flood |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 11 Peacherine Circuit | 3.8 | 6.2 | 4/2/2 | 670 m² | $1416 | ▲ 0% dearer | 6.3 | $949k | $937k | ▲ 1.3% above | 109% | 3.8% | 3.6% | ⚠ Flood |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 6 Ellagail Court | 3.5 | 6.2 | 4/2/2 | 626 m² | $1436 | ▲ 1% dearer | 6.7 | $899k | $913k | ▼ 1.5% below | 103% | 4.0% | 3.8% | ⚠ Flood⚠ Fire |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 11 Bishop Lane | 3.3 | 6.2 | 4/2/2 | 800 m² | $1150 | ▼ 19% cheaper | 7.3 | $920k | $955k | ▼ 3.7% below | 106% | 3.1% | 3.7% | ⚠ Flood |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 1 Kristen Court | 2.6 | 6.2 | 4/2/2 | 608 m² | $1462 | ▲ 3% dearer | 6.7 | $889k | $884k | ▲ 0.6% above | 102% | 3.7% | 3.8% | ⚠ Flood⚠ Fire |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 72-74 Hollywood Avenue | — | 6.2 | 4/2/2 | 650 m² | — | — | — | — | $929k | — | — | — | — | ⚠ Flood⚠ Fire |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Bellmere | 82 Hollywood Avenue | — | 6.2 | 4/2/3 | 607 m² | — | — | — | — | $944k | — | — | — | — | ⚠ Flood⚠ Fire |