The commutable northern gateway of the southern group — ~20-25 min to Rockhampton on the sealed Burnett Hwy with no range crossing, the only market here with household income above the metro (+1.6%), and a genuine 19-sale market at a $760,000 median, +16.9% over the year.
Cash flow and tenant depth are thin: only 11% of homes are rented (a single rental listing in 12 months) on rural-residential acreage, so the tenant pool is shallow and the ~3.8% yield means top-ups trapped in the fund at 15% — a step down from Mount Morgan's 6.4%.
The stock is large-lot rural-residential on tank/septic with quarry and energy infrastructure nearby — acreage upkeep the LRBA cannot fund — and the 5-year price series is choppy (two negative stretches). No suburb-level flood study exists and ranges bushfire season is the standing climate risk.
The pick of the group for a buyer who wants Rockhampton commutability without the range: closest access, above-metro incomes, no supply pipeline. But it is a low-yield rural-residential hold, not an income play — suited to a contribution-strong SMSF buying a newer, low-maintenance house on a flood-checked block.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 15.1% compound over 5 yrs, 16.9% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 3.8% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Elevated Dee-valley / ranges locality, so low riverine risk, but ranges bushfire season (Jul-Nov) is the real climate hazard and no per-suburb flood study exists — check RRC flood maps at address level. flood factpack (Capricorn Enterprise 2026); RRC flood maps (verify at address) |
| Crime | ◐ Mixed | No suburb-level QPS data (pop 1117); policed via the Rockhampton/Gracemere rural divisions (low-population, low absolute crime assumed) — verify on the QPS crime map. crime factpack — QPS Capricornia (Rockhampton/Gracemere rural division proxy) |
| Infrastructure | ◐ Mixed | No local town centre but the closest of the group to Rockhampton — ~20-25 min on the sealed Burnett Hwy to full city amenity; hosts quarry and energy infrastructure. transport factpack (drive-time estimates) |
| Owner-occupier appeal | ✓ Good | 85% owned / 11% rented, 76% 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 | No estate pipeline identified — rural-residential scarcity south of Rockhampton. supply factpack (Mount Morgan micro-market — no estate pipeline) |
| Distance to rail | ◐ Mixed | No commuter rail in the region, but ~20-25 min to Rockhampton CBD on the sealed Burnett Hwy with no range crossing — commutable by car (no fixed-route bus). transport factpack — Burnett Hwy drive time |
| Housing stock & upkeep | ◐ Mixed | Large-lot rural-residential on tank/septic with some newer builds — mixed-era acreage upkeep the fund carries but cannot borrow to improve. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $380,000 | 31 |
| 2021-08-31 | $380,000 | 31 |
| 2021-09-30 | $400,000 | 29 |
| 2021-10-31 | $400,000 | 28 |
| 2021-11-30 | $385,000 | 26 |
| 2021-12-31 | $370,000 | 25 |
| 2022-01-31 | $400,000 | 21 |
| 2022-02-28 | $396,011 | 19 |
| 2022-03-31 | $420,000 | 21 |
| 2022-04-30 | $396,011 | 21 |
| 2022-05-31 | $396,011 | 19 |
| 2022-06-30 | $395,506 | 20 |
| 2022-07-31 | $385,000 | 19 |
| 2022-08-31 | $390,000 | 20 |
| 2022-09-30 | $396,011 | 21 |
| 2022-10-31 | $395,000 | 21 |
| 2022-11-30 | $396,011 | 21 |
| 2022-12-31 | $430,000 | 21 |
| 2023-01-31 | $430,000 | 21 |
| 2023-02-28 | $414,000 | 22 |
| 2023-03-31 | $398,000 | 19 |
| 2023-04-30 | $430,000 | 17 |
| 2023-05-31 | $445,000 | 17 |
| 2023-06-30 | $492,500 | 18 |
| 2023-07-31 | $465,000 | 16 |
| 2023-08-31 | $492,500 | 16 |
| 2023-09-30 | $517,500 | 16 |
| 2023-10-31 | $517,500 | 16 |
| 2023-11-30 | $500,000 | 15 |
| 2023-12-31 | $485,000 | 15 |
| 2024-01-31 | $485,000 | 15 |
| 2024-02-29 | $485,000 | 15 |
| 2024-03-31 | $500,000 | 19 |
| 2024-04-30 | $500,000 | 19 |
| 2024-05-31 | $517,500 | 20 |
| 2024-06-30 | $510,000 | 20 |
| 2024-07-31 | $537,500 | 22 |
| 2024-08-31 | $580,000 | 23 |
| 2024-09-30 | $585,000 | 22 |
| 2024-10-31 | $595,000 | 21 |
| 2024-11-30 | $595,000 | 21 |
| 2024-12-31 | $597,500 | 22 |
| 2025-01-31 | $597,500 | 22 |
| 2025-02-28 | $610,000 | 24 |
| 2025-03-31 | $625,000 | 21 |
| 2025-04-30 | $630,000 | 22 |
| 2025-05-31 | $642,500 | 20 |
| 2025-06-30 | $650,000 | 20 |
| 2025-07-31 | $650,000 | 18 |
| 2025-08-31 | $635,000 | 15 |
| 2025-09-30 | $665,000 | 15 |
| 2025-10-31 | $657,500 | 18 |
| 2025-11-30 | $683,750 | 22 |
| 2025-12-31 | $704,000 | 22 |
| 2026-01-31 | $704,000 | 22 |
| 2026-02-28 | $750,000 | 19 |
| 2026-03-31 | $760,000 | 19 |
| 2026-04-30 | $755,000 | 20 |
| 2026-05-31 | $755,000 | 20 |
| 2026-06-30 | $760,000 | 19 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $375/wk | 6 |
| 2021-08-31 | $375/wk | 4 |
| 2021-09-30 | $375/wk | 4 |
| 2021-10-31 | $400/wk | 3 |
| 2021-11-30 | $400/wk | 6 |
| 2021-12-31 | $400/wk | 6 |
| 2022-01-31 | $400/wk | 6 |
| 2022-02-28 | $400/wk | 6 |
| 2022-03-31 | $400/wk | 6 |
| 2022-04-30 | $400/wk | 6 |
| 2022-05-31 | $400/wk | 6 |
| 2022-06-30 | $400/wk | 5 |
| 2022-07-31 | $500/wk | 3 |
| 2022-08-31 | $500/wk | 3 |
| 2022-09-30 | $500/wk | 3 |
| 2022-10-31 | $500/wk | 3 |
| 2022-11-30 | $250/wk | 1 |
| 2026-03-31 | $560/wk | 1 |
| 2026-04-30 | $560/wk | 1 |
| 2026-05-31 | $560/wk | 1 |
| 2026-06-30 | $560/wk | 1 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $560k | $750k | $818k | $800k |
| Median rent | — | — | $560/wk | — |
| Implied yield | — | — | 3.6% | — |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Bouldercombe State School | Primary | Prep-6 | Government | 88 |
| Address | Sold price |
|---|---|
| 6 Linda Close, Bouldercombe | $850,000 |
| 52296 Burnett Highway, Bouldercombe | $835,000 |
| 45 Goodson Road, Bouldercombe | $818,000 |
| 41 Childs Avenue, Bouldercombe | $750,000 |
| 25 Mount Usher Road, Bouldercombe | $560,000 |
| 21 Kroombit Drive, Bouldercombe | $350,000 |
| 394 Aremby Road, Bouldercombe | $270,000 |
| 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Rockhampton Region | Mount Morgan, Bouldercombe and southern ranges | Bouldercombe | 60 Goodson Road | 8.2 | 6.0 | 3/3/6 | 9500 m² | $82 | — | — | $775k | $772k | ▲ 0.4% above | 103% | 4.6% | — | clear |