Low crime, strong Bruce Hwy access and the North Harbour marina town-centre (retail, hotel, ~2,000 jobs) building demand in-suburb; five-year price growth has been robust and the newer estate stock keeps LRBA repair exposure modest.
The weakest cash flow in the group: a 3.1% yield and a thin 19% rental base (only 4:1 room demand) mean real contribution top-ups, and a $1.16m median stretches a ~70% LRBA further than the corridor's cheaper suburbs.
North Harbour is a double-edged catalyst — the same PDA that brings the marina also delivers >3,700 new dwellings over ~15 years into the suburb, competing directly for tenants and capping established-house scarcity.
A middle-of-the-road SMSF hold where the North Harbour precinct supports demand but its own 3,700-dwelling pipeline and thin, low-yield tenant base blunt the case — model it only on newer stock with the cash-flow gap funded by contributions, on a creek-clear lot.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 16.3% compound over 5 yrs, 29% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 3.1% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Caboolture River catchment; Burpengary Creek floods streets in neighbouring Burpengary and the suburb is split by the Bruce Hwy — no confirmed suburb-wide event, but creek-adjacent lots need the Flood Check. MBRC flood mapping; Homely Burpengary/Narangba flood reports (2022) |
| Crime | ✓ Good | Break-ins 527/100k (−46%), vehicle theft 693 (−41%), violent 1,599 (−53%) — comfortably below the QLD average. OpenStats 2022–24 (QPS/ABS) |
| Infrastructure | ✓ Good | Bruce Hwy frontage, Caboolture Hospital nearby, Burpengary station ~5–8 min, and the North Harbour marina town-centre (retail, hotel, ~2,000 jobs) rising in-suburb. TMR; EDQ North Harbour PDA; Transport factpack |
| Owner-occupier appeal | ✓ Good | 80% owned / 19% rented, 78% family households — owner-occupier depth supports prices and resale; verify tenant demand separately (listings volume, room demand). ABS via suburb page |
| New supply risk | ✗ Bad | North Harbour PDA declared 30 Jul 2025: >3,700 dwellings over ~15 years plus a 400-berth marina and town centre — a large in-suburb greenfield pipeline. EDQ / Qld State Development (North Harbour PDA declared 30 Jul 2025) |
| Distance to rail | ◐ Mixed | No station; nearest is Burpengary ~5–8 min drive on the Caboolture line. Translink; Transport factpack |
| Housing stock & upkeep | ◐ Mixed | Mixed eras: acreage and 1990s–2000s homes alongside new North Harbour estate stock — repair exposure is house-by-house. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $552,500 | 246 |
| 2021-08-31 | $570,000 | 252 |
| 2021-09-30 | $605,306 | 242 |
| 2021-10-31 | $636,250 | 240 |
| 2021-11-30 | $650,000 | 235 |
| 2021-12-31 | $694,000 | 226 |
| 2022-01-31 | $700,000 | 228 |
| 2022-02-28 | $750,000 | 209 |
| 2022-03-31 | $797,500 | 212 |
| 2022-04-30 | $800,000 | 202 |
| 2022-05-31 | $807,500 | 202 |
| 2022-06-30 | $821,990 | 201 |
| 2022-07-31 | $825,990 | 203 |
| 2022-08-31 | $835,450 | 198 |
| 2022-09-30 | $837,445 | 190 |
| 2022-10-31 | $845,000 | 181 |
| 2022-11-30 | $848,400 | 183 |
| 2022-12-31 | $849,900 | 181 |
| 2023-01-31 | $850,000 | 184 |
| 2023-02-28 | $849,950 | 180 |
| 2023-03-31 | $839,945 | 165 |
| 2023-04-30 | $839,945 | 171 |
| 2023-05-31 | $820,000 | 163 |
| 2023-06-30 | $839,945 | 169 |
| 2023-07-31 | $820,000 | 167 |
| 2023-08-31 | $810,000 | 167 |
| 2023-09-30 | $820,000 | 177 |
| 2023-10-31 | $810,000 | 181 |
| 2023-11-30 | $810,000 | 186 |
| 2023-12-31 | $808,252 | 184 |
| 2024-01-31 | $810,000 | 179 |
| 2024-02-29 | $820,000 | 191 |
| 2024-03-31 | $822,500 | 192 |
| 2024-04-30 | $825,000 | 187 |
| 2024-05-31 | $834,950 | 200 |
| 2024-06-30 | $827,500 | 198 |
| 2024-07-31 | $835,000 | 203 |
| 2024-08-31 | $848,000 | 205 |
| 2024-09-30 | $845,000 | 201 |
| 2024-10-31 | $860,000 | 213 |
| 2024-11-30 | $865,000 | 217 |
| 2024-12-31 | $865,450 | 224 |
| 2025-01-31 | $875,000 | 228 |
| 2025-02-28 | $880,000 | 223 |
| 2025-03-31 | $880,000 | 230 |
| 2025-04-30 | $885,000 | 236 |
| 2025-05-31 | $885,000 | 224 |
| 2025-06-30 | $899,000 | 224 |
| 2025-07-31 | $920,000 | 229 |
| 2025-08-31 | $922,000 | 233 |
| 2025-09-30 | $945,000 | 239 |
| 2025-10-31 | $957,500 | 234 |
| 2025-11-30 | $972,500 | 221 |
| 2025-12-31 | $975,000 | 213 |
| 2026-01-31 | $985,000 | 209 |
| 2026-02-28 | $1,004,050 | 212 |
| 2026-03-31 | $1,041,000 | 207 |
| 2026-04-30 | $1,085,000 | 200 |
| 2026-05-31 | $1,130,000 | 199 |
| 2026-06-30 | $1,160,000 | 191 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $445/wk | 157 |
| 2021-08-31 | $450/wk | 159 |
| 2021-09-30 | $460/wk | 160 |
| 2021-10-31 | $460/wk | 159 |
| 2021-11-30 | $460/wk | 160 |
| 2021-12-31 | $460/wk | 154 |
| 2022-01-31 | $465/wk | 147 |
| 2022-02-28 | $480/wk | 149 |
| 2022-03-31 | $480/wk | 155 |
| 2022-04-30 | $490/wk | 150 |
| 2022-05-31 | $500/wk | 158 |
| 2022-06-30 | $500/wk | 158 |
| 2022-07-31 | $510/wk | 173 |
| 2022-08-31 | $520/wk | 170 |
| 2022-09-30 | $528/wk | 180 |
| 2022-10-31 | $540/wk | 192 |
| 2022-11-30 | $550/wk | 198 |
| 2022-12-31 | $550/wk | 210 |
| 2023-01-31 | $550/wk | 220 |
| 2023-02-28 | $560/wk | 228 |
| 2023-03-31 | $565/wk | 232 |
| 2023-04-30 | $570/wk | 235 |
| 2023-05-31 | $575/wk | 225 |
| 2023-06-30 | $580/wk | 237 |
| 2023-07-31 | $580/wk | 247 |
| 2023-08-31 | $580/wk | 258 |
| 2023-09-30 | $590/wk | 268 |
| 2023-10-31 | $600/wk | 271 |
| 2023-11-30 | $600/wk | 266 |
| 2023-12-31 | $600/wk | 261 |
| 2024-01-31 | $600/wk | 269 |
| 2024-02-29 | $600/wk | 273 |
| 2024-03-31 | $600/wk | 284 |
| 2024-04-30 | $610/wk | 296 |
| 2024-05-31 | $620/wk | 310 |
| 2024-06-30 | $620/wk | 300 |
| 2024-07-31 | $625/wk | 304 |
| 2024-08-31 | $630/wk | 306 |
| 2024-09-30 | $630/wk | 301 |
| 2024-10-31 | $630/wk | 298 |
| 2024-11-30 | $630/wk | 319 |
| 2024-12-31 | $630/wk | 338 |
| 2025-01-31 | $650/wk | 347 |
| 2025-02-28 | $650/wk | 347 |
| 2025-03-31 | $650/wk | 349 |
| 2025-04-30 | $650/wk | 346 |
| 2025-05-31 | $650/wk | 351 |
| 2025-06-30 | $650/wk | 364 |
| 2025-07-31 | $660/wk | 372 |
| 2025-08-31 | $660/wk | 377 |
| 2025-09-30 | $660/wk | 372 |
| 2025-10-31 | $665/wk | 376 |
| 2025-11-30 | $670/wk | 374 |
| 2025-12-31 | $670/wk | 363 |
| 2026-01-31 | $675/wk | 350 |
| 2026-02-28 | $680/wk | 344 |
| 2026-03-31 | $680/wk | 358 |
| 2026-04-30 | $680/wk | 363 |
| 2026-05-31 | $683/wk | 356 |
| 2026-06-30 | $690/wk | 351 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $585 | $1.02m | $1.14m | $1.60m |
| Median rent | $585/wk | $620/wk | $700/wk | $865/wk |
| Implied yield | 5200.0% | 3.2% | 3.2% | 2.8% |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Edge Early Learning North Harbour | Meeting NQS | 5 ★ (43) | POA |
| Address | Sold price |
|---|---|
| 119 Cobb Road, Burpengary East | $2,350,000 |
| 74 Buckley Road, Burpengary East | $1,910,000 |
| 12 Buttress Court, Burpengary East | $1,900,000 |
| 5 Stradbroke Street, Burpengary East | $1,900,000 |
| 32 Portobello Road, Burpengary East | $1,800,000 |
| 130 High Road, Burpengary East | $1,725,000 |
| 76 Nectar Way, Burpengary East | $1,650,000 |
| 19 Backen Court, Burpengary East | $1,550,000 |
| 273 Old Bay Road, Burpengary East | $1,450,000 |
| 7 Sherrard Street, Burpengary East | $1,350,000 |
| 5 Bedarra Cres, Burpengary East | $1,200,000 |