Best yield on the list (3.8% stated) with proven tenant depth — 42% of homes rented and 848 rental listings churned in 12 months. The cheapest entry ($892k median, 4-bed $910k renting ~$670/wk) stretches SMSF equity furthest, and the rail junction + hospital precinct anchor tenant demand.
Crime (violent ~64% above the QLD average) means tougher tenant screening, higher turnover and rising insurance — all fund-liquidity costs. The older 1970s–90s core adds repairs that come straight out of fund cash flow, and LRBA rules bar borrowing for improvements.
Waraba: 30,000 new homes next door for decades, 25% social/affordable. Every new estate stage is new rental stock competing for your tenants — and a structural cap on the established-house growth an SMSF long hold relies on.
The corridor's cash-flow pick: the yield is real and the tenant pool deep, but this is an income asset, not a growth asset. Works as an SMSF hold only on a flood-clear street with post-2000 stock, keeping repairs and insurance off the fund's back. 25 favourites here — the deep-dives will do the sorting.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 16.6% compound over 5 yrs, 17.4% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 3.8% gross (stated) — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Caboolture River bisects the suburb; buildings inundated Feb 2022, but large areas sit clear — a street-by-street check is mandatory. BOM/council flood mapping; Feb-2022 event |
| Crime | ✗ Bad | Violent crime ~64% above QLD average, vehicle theft +35%, break-ins +11% (2024) — the corridor's worst. QPS 2024 via RedSuburbs/OpenStats |
| Infrastructure | ✓ Good | Rail junction with express services, hospital precinct, Bruce Hwy upgrades; Waraba brings funded roads, schools and retail. Qld State Development; City of Moreton Bay |
| Owner-occupier appeal | ◐ Mixed | 56% owned / 42% rented, 70% family households — balanced: resale depth plus a proven tenant pool. ABS via suburb page |
| New supply risk | ✗ Bad | Waraba PDA next door: 30,000 homes / 70,000 people over ~40 years, 25% social/affordable — a decades-long cap on land scarcity. Qld State Development (PDA declared Aug 2024) |
| Distance to rail | ✓ Good | Caboolture station — line junction/terminus, express to Brisbane roughly 55 min. Translink network |
| Housing stock & upkeep | ◐ Mixed | Older 1970s–90s core carries real upkeep; fringe estates are newer and lighter. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $420,000 | 621 |
| 2021-08-31 | $425,000 | 641 |
| 2021-09-30 | $435,000 | 686 |
| 2021-10-31 | $445,000 | 710 |
| 2021-11-30 | $452,000 | 747 |
| 2021-12-31 | $463,625 | 758 |
| 2022-01-31 | $474,000 | 752 |
| 2022-02-28 | $490,000 | 750 |
| 2022-03-31 | $500,000 | 751 |
| 2022-04-30 | $515,000 | 742 |
| 2022-05-31 | $525,000 | 733 |
| 2022-06-30 | $545,500 | 710 |
| 2022-07-31 | $555,000 | 697 |
| 2022-08-31 | $560,000 | 699 |
| 2022-09-30 | $570,000 | 658 |
| 2022-10-31 | $574,500 | 640 |
| 2022-11-30 | $575,000 | 616 |
| 2022-12-31 | $575,000 | 600 |
| 2023-01-31 | $575,000 | 593 |
| 2023-02-28 | $575,000 | 565 |
| 2023-03-31 | $577,000 | 550 |
| 2023-04-30 | $578,000 | 533 |
| 2023-05-31 | $576,000 | 523 |
| 2023-06-30 | $580,000 | 526 |
| 2023-07-31 | $585,000 | 504 |
| 2023-08-31 | $600,000 | 504 |
| 2023-09-30 | $600,000 | 508 |
| 2023-10-31 | $605,000 | 509 |
| 2023-11-30 | $610,000 | 511 |
| 2023-12-31 | $625,000 | 510 |
| 2024-01-31 | $630,000 | 518 |
| 2024-02-29 | $635,000 | 531 |
| 2024-03-31 | $650,000 | 540 |
| 2024-04-30 | $650,000 | 542 |
| 2024-05-31 | $660,000 | 544 |
| 2024-06-30 | $670,000 | 542 |
| 2024-07-31 | $680,000 | 572 |
| 2024-08-31 | $697,125 | 562 |
| 2024-09-30 | $708,000 | 564 |
| 2024-10-31 | $717,500 | 572 |
| 2024-11-30 | $721,000 | 567 |
| 2024-12-31 | $725,000 | 574 |
| 2025-01-31 | $730,000 | 573 |
| 2025-02-28 | $740,000 | 572 |
| 2025-03-31 | $749,000 | 562 |
| 2025-04-30 | $750,000 | 574 |
| 2025-05-31 | $751,500 | 582 |
| 2025-06-30 | $760,000 | 596 |
| 2025-07-31 | $770,000 | 595 |
| 2025-08-31 | $780,000 | 598 |
| 2025-09-30 | $790,000 | 594 |
| 2025-10-31 | $800,000 | 586 |
| 2025-11-30 | $807,000 | 601 |
| 2025-12-31 | $823,750 | 598 |
| 2026-01-31 | $830,000 | 591 |
| 2026-02-28 | $850,000 | 602 |
| 2026-03-31 | $860,000 | 613 |
| 2026-04-30 | $877,500 | 600 |
| 2026-05-31 | $885,000 | 560 |
| 2026-06-30 | $892,250 | 518 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $375/wk | 379 |
| 2021-08-31 | $380/wk | 372 |
| 2021-09-30 | $390/wk | 359 |
| 2021-10-31 | $400/wk | 347 |
| 2021-11-30 | $400/wk | 357 |
| 2021-12-31 | $410/wk | 343 |
| 2022-01-31 | $420/wk | 353 |
| 2022-02-28 | $420/wk | 362 |
| 2022-03-31 | $430/wk | 360 |
| 2022-04-30 | $440/wk | 375 |
| 2022-05-31 | $450/wk | 369 |
| 2022-06-30 | $450/wk | 372 |
| 2022-07-31 | $460/wk | 372 |
| 2022-08-31 | $475/wk | 380 |
| 2022-09-30 | $480/wk | 385 |
| 2022-10-31 | $488/wk | 400 |
| 2022-11-30 | $500/wk | 411 |
| 2022-12-31 | $500/wk | 425 |
| 2023-01-31 | $505/wk | 438 |
| 2023-02-28 | $515/wk | 447 |
| 2023-03-31 | $520/wk | 451 |
| 2023-04-30 | $520/wk | 458 |
| 2023-05-31 | $525/wk | 468 |
| 2023-06-30 | $530/wk | 484 |
| 2023-07-31 | $530/wk | 489 |
| 2023-08-31 | $540/wk | 483 |
| 2023-09-30 | $550/wk | 484 |
| 2023-10-31 | $550/wk | 486 |
| 2023-11-30 | $550/wk | 486 |
| 2023-12-31 | $550/wk | 464 |
| 2024-01-31 | $550/wk | 473 |
| 2024-02-29 | $550/wk | 467 |
| 2024-03-31 | $550/wk | 444 |
| 2024-04-30 | $560/wk | 461 |
| 2024-05-31 | $563/wk | 470 |
| 2024-06-30 | $570/wk | 462 |
| 2024-07-31 | $570/wk | 463 |
| 2024-08-31 | $580/wk | 479 |
| 2024-09-30 | $580/wk | 493 |
| 2024-10-31 | $590/wk | 501 |
| 2024-11-30 | $588/wk | 530 |
| 2024-12-31 | $590/wk | 545 |
| 2025-01-31 | $590/wk | 557 |
| 2025-02-28 | $600/wk | 562 |
| 2025-03-31 | $600/wk | 571 |
| 2025-04-30 | $600/wk | 588 |
| 2025-05-31 | $600/wk | 594 |
| 2025-06-30 | $600/wk | 610 |
| 2025-07-31 | $610/wk | 617 |
| 2025-08-31 | $610/wk | 623 |
| 2025-09-30 | $620/wk | 618 |
| 2025-10-31 | $620/wk | 621 |
| 2025-11-30 | $620/wk | 609 |
| 2025-12-31 | $630/wk | 600 |
| 2026-01-31 | $640/wk | 591 |
| 2026-02-28 | $640/wk | 608 |
| 2026-03-31 | $645/wk | 598 |
| 2026-04-30 | $650/wk | 597 |
| 2026-05-31 | $650/wk | 589 |
| 2026-06-30 | $650/wk | 578 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $710k | $804k | $910k | $1.22m |
| Median rent | $475/wk | $580/wk | $670/wk | $950/wk |
| Implied yield | 3.5% | 3.8% | 3.8% | 4.0% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Australian Christian College - Moreton | Primary | Prep-12 | Independent | 1,977 |
| Pumicestone State School | Primary | Prep-6 | Government | 990 |
| St Peter's Catholic Primary School | Primary | Prep-6 | Catholic | 658 |
| Tullawong State School | Primary | Prep-6 | Government | 515 |
| Caboolture East State School | Primary | Prep-6 | Government | 485 |
| Australian Christian College - Moreton | Secondary | Prep-12 | Independent | 1,977 |
| Caboolture State High School | Secondary | 7-12 | Government | 1,369 |
| St Columban's College | Secondary | 7-12 | Catholic | 1,125 |
| Tullawong State High School | Secondary | 7-12 | Government | 978 |
| Horizons College of Learning and Enrichment | Secondary | 7-12 | Independent | 185 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Community Kids Caboolture Early Education Centre | Meeting NQS | 4.4 ★ (60) | $155 |
| Eden Academy Caboolture | Meeting NQS | 4.6 ★ (8) | POA |
| Goodstart Early Learning Caboolture - Smiths Road | Meeting NQS | 4.8 ★ (16) | $133 |
| Guppys Early Learning Centre - Caboolture | Meeting NQS | 4.6 ★ (39) | POA |
| Hatchlings Early Learning Centre Caboolture | Exceeding NQS | — | POA |
| Address | Sold price |
|---|---|
| 7 Thorson Street, Caboolture | $2,000,000 |
| 38 Murrimbah Drive, Caboolture | $1,850,000 |
| 5 Ann Maree Drive, Caboolture | $1,700,000 |
| 71 Leahy Road, Caboolture | $1,580,000 |
| 42 Leahy Road, Caboolture | $1,400,000 |
| 67 Spring Lane, Caboolture | $1,400,000 |
| 20-24 Barrington Place, Caboolture | $1,350,000 |
| 41 Lesley Avenue, Caboolture | $1,207,000 |
| 24 Lesley Avenue, Caboolture | $950,000 |
| 145 Male Road, Caboolture | $900,000 |
| 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 | REA link |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 6 Hope Court↗ | 9.2 | 6.4 | 4/2/2 | 625 m² | $1360 | ▼ 6% cheaper | 7.9 | $850k | $889k | ▼ 4.4% below | 93% | 4.3% | 4.1% | clear | https://www.realestate.com.au/property-house-qld-caboolture-150826728 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 336 King Street↗ | 9.1 | 6.4 | 5/2/2 | 760 m² | $1170 | ▼ 19% cheaper | 11.3 | $889k | $888k | ▲ 0.1% above | 73% | 4.8% | 5.6% | clear | https://www.realestate.com.au/property-house-qld-caboolture-151418256 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 75 Reibelt Drive↗ | 8.4 | 6.4 | 4/2/2 | 600 m² | $1498 | ▲ 3% dearer | 7.0 | $899k | $958k | ▼ 6.2% below | 99% | 3.7% | 3.9% | clear | https://www.realestate.com.au/property-house-qld-caboolture-151780200 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 51 Cottrill Road↗ | 8.3 | 6.4 | 4/2/2 | 600 m² | $1415 | ▼ 3% cheaper | 7.7 | $849k | $867k | ▼ 2.1% below | 93% | 4.2% | 4.1% | clear | https://www.realestate.com.au/property-house-qld-caboolture-151507388 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 10 Gizelle Street↗ | 7.8 | 6.4 | 4/2/2 | 669 m² | $1323 | ▼ 9% cheaper | 7.6 | $885k | $888k | ▼ 0.3% below | 97% | 4.2% | 3.9% | clear | https://www.realestate.com.au/property-house-qld-caboolture-151248924 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 27 Riccardo Street↗ | 7.7 | 6.4 | 4/2/2 | 665 m² | $1316 | ▼ 9% cheaper | 7.7 | $875k | $872k | ▲ 0.3% above | 96% | 4.2% | 4.0% | clear | https://www.realestate.com.au/property-house-qld-caboolture-151436244 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 32 Kingma Cres↗ | 7.5 | 6.4 | 4/2/2 | 607 m² | $1481 | ▲ 2% dearer | 7.1 | $899k | $929k | ▼ 3.2% below | 99% | 3.7% | 3.9% | clear | https://www.realestate.com.au/property-house-qld-caboolture-151687696 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 19 Aleiyah Street↗ | 7.2 | 6.4 | 4/2/2 | 766 m² | $1174 | ▼ 19% cheaper | 7.9 | $899k | $892k | ▲ 0.8% above | 99% | 3.9% | 3.9% | clear | https://www.realestate.com.au/property-house-qld-caboolture-151299352 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 32 Kalunda Drive↗ | 7.2 | 6.4 | 4/2/3 | 670 m² | $1297 | ▼ 11% cheaper | 7.8 | $869k | $865k | ▲ 0.5% above | 96% | 3.9% | 4.0% | clear | https://www.realestate.com.au/property-house-qld-caboolture-151454648 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 6 Birch Court↗ | 5.8 | 6.4 | 4/2/2 | 600 m² | $1565 | ▲ 8% dearer | 6.5 | $939k | $1.01m | ▼ 6.7% below | 103% | 3.9% | 3.7% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151683364 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 16 Dewar Court↗ | 5.6 | 6.4 | 4/2/2 | 601 m² | $1496 | ▲ 3% dearer | 7.0 | $899k | $933k | ▼ 3.6% below | 99% | 4.1% | 3.9% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151305012 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 37 Tullawong Drive↗ | 5.2 | 6.4 | 4/2/2 | 602 m² | $1477 | ▲ 2% dearer | 7.2 | $889k | $905k | ▼ 1.8% below | 98% | 4.2% | 3.9% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151288184 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 8 Mcginn Court↗ | 5.0 | 6.4 | 4/2/2 | 600 m² | $1398 | ▼ 4% cheaper | 7.8 | $839k | $849k | ▼ 1.2% below | 92% | 4.2% | 4.2% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151599828 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 7 Beereegan Court↗ | 4.8 | 6.4 | 4/2/2 | 607 m² | $1400 | ▼ 4% cheaper | 7.7 | $850k | $838k | ▲ 1.4% above | 93% | 4.2% | 4.1% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-150992888 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 22 Riparian Court↗ | 4.4 | 6.4 | 4/2/4 | 647 m² | $1451 | ▲ 0% dearer | 6.8 | $939k | $930k | ▲ 1.0% above | 103% | 4.0% | 3.7% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151287272 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 22 Tiffany Court↗ | 4.2 | 6.4 | 4/2/2 | 700 m² | $1356 | ▼ 7% cheaper | 7.0 | $949k | $930k | ▲ 2.0% above | 104% | 3.9% | 3.7% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151372284 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 1-3 Van Beelen Street↗ | 3.2 | 6.4 | 4/2/2 | 612 m² | $1469 | ▲ 1% dearer | 7.1 | $899k | $899k | ▲ 0.0% above | 99% | 3.4% | 3.9% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151617112 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 22 Mendrina Close↗ | 3.1 | 6.4 | 4/2/2 | 602 m² | $1643 | ▲ 13% dearer | 5.9 | $989k | $934k | ▲ 5.9% above | 109% | 3.9% | 3.5% | ⚠ Flood⚠ Fire | https://www.realestate.com.au/property-house-qld-caboolture-151552960 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 53 Water Fern Drive↗ | 3.0 | 6.4 | 4/2/2 | 604 m² | $1623 | ▲ 12% dearer | 6.0 | $980k | $911k | ▲ 7.6% above | 108% | 3.3% | 3.6% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-150772420 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 3 White Ash Court↗ | 2.6 | 6.4 | 4/2/2 | 679 m² | $1471 | ▲ 1% dearer | 6.3 | $999k | $934k | ▲ 7.0% above | 110% | 3.6% | 3.5% | ⚠ Flood⚠ Fire | https://www.realestate.com.au/property-house-qld-caboolture-151801260 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 2 Hope Court↗ | — | 6.4 | 4/2/4 | 700 m² | — | — | — | — | $945k | — | — | — | — | clear | https://www.realestate.com.au/property-house-qld-caboolture-151006328 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 21 Riles Court↗ | — | 6.4 | 5/2/3 | 900 m² | — | — | — | — | $950k | — | — | — | — | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151395256 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 28 Goldstar Circuit↗ | — | 6.4 | 4/2/6 | 734 m² | — | — | — | — | $931k | — | — | — | — | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151328244 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 30 Reibelt Drive↗ | — | 6.4 | 4/2/2 | 601 m² | — | — | — | — | $1.00m | — | — | — | — | clear | https://www.realestate.com.au/property-house-qld-caboolture-151657344 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 4 Anemone Close↗ | — | 6.4 | 4/2/2 | 657 m² | — | — | — | — | $1.01m | — | — | — | — | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151704740 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture | 99 Male Road↗ | — | 6.4 | 4/2/2 | 600 m² | — | — | — | — | $880k | — | — | — | — | ⚠ Flood | https://www.realestate.com.au/property-house-qld-caboolture-151371916 |