Affluent acreage (median $1.95m, 93% families, top-quartile incomes) with structural supply scarcity and a lowest-tier crime surround — capital values are well-supported over a long hold.
As an SMSF income asset it fails: 2.2% yield, only 3% of homes rented (essentially no tenant pool), rent went backwards 12.6%, and acreage upkeep drains fund cash the LRBA can't replenish.
No rail, and the South Pine flats were named among Feb-2022 flooded areas — verify the address. The scarcity that supports the price is the same scarcity that leaves you no tenants.
Wrong shape for an LRBA hold: a lifestyle-priced acreage asset with a puddle of a rental market and negative carry trapped at 15%. Pass unless the fund is buying purely for long-run capital and can fund the holding cost indefinitely.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 13.3% compound over 5 yrs, 21.5% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 2.2% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Bunya was named among areas flooded in Feb 2022 where the South Pine River flats run through its southern edge; most of the acreage sits high — address-level Flood Check essential. Grokipedia South Pine River; Feb-2022 event |
| Crime | ◐ Mixed | No reliable suburb-level data (small acreage locality under the Ferny Grove/Petrie divisions); every surrounding suburb sits in the lowest crime tier, so directionally low — treat as unconfirmed, verify on the QPS map. OpenStats 2022–24 (no suburb data); QPS crime map |
| Infrastructure | ◐ Mixed | No town centre; leans on Albany Creek and Ferny Grove (~5 min) for retail and schools; TPCH the nearest hospital. Transport factpack |
| Owner-occupier appeal | ✓ Good | 97% owned / 3% rented, 93% 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 | Structurally constrained acreage on the D'Aguilar foothills — no greenfield estate supply, Waraba-insulated. MBRC supply pipeline |
| Distance to rail | ✗ Bad | No station; ~10–12 min to Ferny Grove. Translink / Ferny Grove line |
| Housing stock & upkeep | ◐ Mixed | Large acreage lots (median $1.95m) — even on newer builds, grounds/septic/pumps drive upkeep the fund carries and the LRBA can't fund. editorial — stock-age/acreage judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $1,055,000 | 33 |
| 2021-08-31 | $1,060,000 | 33 |
| 2021-09-30 | $1,102,000 | 31 |
| 2021-10-31 | $1,080,000 | 30 |
| 2021-11-30 | $1,101,000 | 26 |
| 2021-12-31 | $1,101,000 | 24 |
| 2022-01-31 | $1,151,000 | 20 |
| 2022-02-28 | $1,228,500 | 18 |
| 2022-03-31 | $1,320,000 | 17 |
| 2022-04-30 | $1,375,000 | 15 |
| 2022-05-31 | $1,400,000 | 17 |
| 2022-06-30 | $1,450,000 | 16 |
| 2022-07-31 | $1,450,000 | 16 |
| 2022-08-31 | $1,550,000 | 16 |
| 2022-09-30 | $1,575,000 | 16 |
| 2022-10-31 | $1,600,000 | 16 |
| 2022-11-30 | $1,600,000 | 17 |
| 2022-12-31 | $1,600,000 | 17 |
| 2023-01-31 | $1,600,000 | 17 |
| 2023-02-28 | $1,600,000 | 15 |
| 2023-03-31 | $1,600,000 | 16 |
| 2023-04-30 | $1,600,000 | 15 |
| 2023-05-31 | $1,600,000 | 12 |
| 2023-06-30 | $1,600,000 | 13 |
| 2023-07-31 | $1,565,000 | 14 |
| 2023-08-31 | $1,530,000 | 13 |
| 2023-09-30 | $1,540,000 | 16 |
| 2023-10-31 | $1,550,000 | 17 |
| 2023-11-30 | $1,590,000 | 15 |
| 2023-12-31 | $1,590,000 | 15 |
| 2024-01-31 | $1,590,000 | 17 |
| 2024-02-29 | $1,590,000 | 19 |
| 2024-03-31 | $1,550,000 | 18 |
| 2024-04-30 | $1,550,000 | 22 |
| 2024-05-31 | $1,550,000 | 24 |
| 2024-06-30 | $1,550,000 | 24 |
| 2024-07-31 | $1,550,000 | 23 |
| 2024-08-31 | $1,590,000 | 23 |
| 2024-09-30 | $1,665,000 | 23 |
| 2024-10-31 | $1,550,000 | 23 |
| 2024-11-30 | $1,545,000 | 24 |
| 2024-12-31 | $1,550,000 | 25 |
| 2025-01-31 | $1,550,000 | 25 |
| 2025-02-28 | $1,545,000 | 26 |
| 2025-03-31 | $1,550,000 | 25 |
| 2025-04-30 | $1,550,000 | 21 |
| 2025-05-31 | $1,600,000 | 19 |
| 2025-06-30 | $1,605,000 | 21 |
| 2025-07-31 | $1,675,000 | 25 |
| 2025-08-31 | $1,640,000 | 26 |
| 2025-09-30 | $1,700,000 | 23 |
| 2025-10-31 | $1,750,000 | 21 |
| 2025-11-30 | $1,750,000 | 19 |
| 2025-12-31 | $1,815,000 | 17 |
| 2026-01-31 | $1,857,500 | 16 |
| 2026-02-28 | $1,900,000 | 17 |
| 2026-03-31 | $1,900,000 | 19 |
| 2026-04-30 | $1,907,500 | 20 |
| 2026-05-31 | $1,907,500 | 20 |
| 2026-06-30 | $1,950,000 | 17 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $675/wk | 6 |
| 2021-08-31 | $675/wk | 6 |
| 2021-09-30 | $675/wk | 6 |
| 2021-10-31 | $650/wk | 6 |
| 2021-11-30 | $650/wk | 5 |
| 2021-12-31 | $650/wk | 5 |
| 2022-01-31 | $700/wk | 5 |
| 2022-02-28 | $700/wk | 5 |
| 2022-03-31 | $700/wk | 5 |
| 2022-04-30 | $700/wk | 5 |
| 2022-05-31 | $725/wk | 6 |
| 2022-06-30 | $750/wk | 7 |
| 2022-07-31 | $750/wk | 7 |
| 2022-08-31 | $700/wk | 7 |
| 2022-09-30 | $700/wk | 7 |
| 2022-10-31 | $700/wk | 8 |
| 2022-11-30 | $700/wk | 8 |
| 2022-12-31 | $700/wk | 9 |
| 2023-01-31 | $700/wk | 9 |
| 2023-02-28 | $750/wk | 8 |
| 2023-03-31 | $750/wk | 8 |
| 2023-04-30 | $750/wk | 8 |
| 2023-05-31 | $700/wk | 7 |
| 2023-06-30 | $695/wk | 6 |
| 2023-07-31 | $700/wk | 7 |
| 2023-08-31 | $700/wk | 7 |
| 2023-09-30 | $700/wk | 7 |
| 2023-10-31 | $700/wk | 7 |
| 2023-11-30 | $700/wk | 5 |
| 2023-12-31 | $638/wk | 4 |
| 2024-01-31 | $700/wk | 5 |
| 2024-02-29 | $700/wk | 5 |
| 2024-03-31 | $800/wk | 6 |
| 2024-04-30 | $950/wk | 9 |
| 2024-05-31 | $950/wk | 9 |
| 2024-06-30 | $963/wk | 8 |
| 2024-07-31 | $963/wk | 8 |
| 2024-08-31 | $975/wk | 7 |
| 2024-09-30 | $983/wk | 6 |
| 2024-10-31 | $990/wk | 5 |
| 2024-11-30 | $990/wk | 5 |
| 2024-12-31 | $990/wk | 5 |
| 2025-01-31 | $995/wk | 4 |
| 2025-02-28 | $990/wk | 5 |
| 2025-03-31 | $990/wk | 5 |
| 2025-04-30 | $990/wk | 3 |
| 2025-05-31 | $960/wk | 2 |
| 2025-06-30 | $950/wk | 3 |
| 2025-07-31 | $935/wk | 4 |
| 2025-08-31 | $935/wk | 4 |
| 2025-09-30 | $920/wk | 3 |
| 2025-10-31 | $885/wk | 4 |
| 2025-11-30 | $850/wk | 5 |
| 2025-12-31 | $850/wk | 5 |
| 2026-01-31 | $850/wk | 5 |
| 2026-02-28 | $830/wk | 4 |
| 2026-03-31 | $830/wk | 4 |
| 2026-04-30 | $830/wk | 4 |
| 2026-05-31 | $830/wk | 4 |
| 2026-06-30 | $830/wk | 4 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $525 | $1.71m | $1.86m | $2.10m |
| Median rent | $525/wk | — | $830/wk | $950/wk |
| Implied yield | 5200.0% | — | 2.3% | 2.4% |
| Address | Sold price |
|---|---|
| 10 Bunya Lake Court, Bunya | $2,510,000 |
| 88 Blue Hills Drive, Bunya | $2,105,000 |
| 18 Bergin Creek Road, Bunya | $2,100,000 |
| 55 Allen Road, Bunya | $2,100,000 |
| 1 Dunn Court, Bunya | $1,900,000 |
| 4 Clapham Court, Bunya | $1,710,000 |
| 17 Bunya Lake Court, Bunya | $1,700,000 |
| 9 Hoare Court, Bunya | $1,643,700 |
| 26 Blue Hills Drive, Bunya | $1,580,000 |
| 15B Blue Hills Drive, Bunya | $1,080,000 |