The best cash-flow setup in the group: a 4.1% yield, the deepest tenant pool (40% rented) and the cheapest entry ($812k median) stretch SMSF equity furthest, all wrapped in unbeatable amenity — hospital, Morayfield Shopping Centre and two stations within ~3–5 min, and no greenfield frontier of its own.
Violent crime runs ~38% above the QLD average (the corridor's #2 hotspot), meaning tougher tenant screening, higher turnover and rising landlord insurance — all direct fund-liquidity costs — and the older 1970s–90s core adds repairs the LRBA can't fund.
It is low-lying and sits on the Caboolture River: the catchment has flooded repeatedly (1974/2011/2022/2024) and Morayfield Rd went under in both 2011 and 2022, so the wrong street carries structural flood-insurance cost — and the wider sub-market still absorbs Morayfield South and Waraba supply.
The corridor-cheap income play: real yield and tenant depth in a supply-insulated, amenity-rich pocket, gated hard by crime and flood. Suits a cash-flow-focused SMSF only on a Flood-Check-clear, post-2000 street where insurance and repairs stay off the fund's back.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 15.5% compound over 5 yrs, 13.3% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 4.1% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Low-lying and sitting on the Caboolture River (catchment flooded 1974/2011/2022/2024; Morayfield Rd submerged in both 2011 and 2022); parts sit clear but river-frontage streets flood — a street-level check is mandatory. BOM Pine/Caboolture Flood Warning System; Feb-2022 event; MBRC flood mapping |
| Crime | ✗ Bad | Violent crime 4,704/100k (+38% vs QLD, 87th pct) — the corridor's #2 hotspot after Caboolture; property crime near average. OpenStats 2022–24 (QPS/ABS); RedSuburbs 2024 |
| Infrastructure | ✓ Good | Immediately south of the Caboolture town centre: hospital ($399.5m redevelopment), Morayfield Shopping Centre and two stations (Caboolture, Morayfield) all within ~3–5 min. Transport factpack (Caboolture Hospital; Morayfield SC) |
| Owner-occupier appeal | ◐ Mixed | 59% owned / 40% rented, 69% family households — balanced: resale depth plus a proven tenant pool. ABS via suburb page |
| New supply risk | ◐ Mixed | Built-out infill itself (no greenfield frontier), but the same rental sub-market absorbs Morayfield South (~9,800 dwellings) and the Waraba PDA nearby. Housing-supply factpack (Morayfield South ECA; Waraba PDA) |
| Distance to rail | ◐ Mixed | No in-suburb station, but Caboolture and Morayfield stations sit ~3–5 min away on the electric Caboolture line. Translink; Transport factpack |
| Housing stock & upkeep | ◐ Mixed | Older, denser 1970s–90s core (the corridor's cheapest stock, 40% rented, public-housing concentration noted) — heavier upkeep the LRBA can't fund. editorial — stock-age judgment; crime factpack (public-housing note) |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $399,500 | 194 |
| 2021-08-31 | $402,000 | 205 |
| 2021-09-30 | $410,000 | 206 |
| 2021-10-31 | $411,550 | 205 |
| 2021-11-30 | $422,250 | 206 |
| 2021-12-31 | $430,000 | 212 |
| 2022-01-31 | $435,000 | 214 |
| 2022-02-28 | $439,000 | 221 |
| 2022-03-31 | $442,000 | 211 |
| 2022-04-30 | $455,000 | 205 |
| 2022-05-31 | $467,450 | 210 |
| 2022-06-30 | $470,000 | 193 |
| 2022-07-31 | $475,000 | 184 |
| 2022-08-31 | $496,000 | 175 |
| 2022-09-30 | $505,000 | 169 |
| 2022-10-31 | $515,500 | 164 |
| 2022-11-30 | $525,000 | 160 |
| 2022-12-31 | $525,000 | 155 |
| 2023-01-31 | $530,000 | 161 |
| 2023-02-28 | $530,000 | 153 |
| 2023-03-31 | $530,000 | 149 |
| 2023-04-30 | $532,750 | 150 |
| 2023-05-31 | $540,000 | 149 |
| 2023-06-30 | $539,000 | 152 |
| 2023-07-31 | $550,000 | 155 |
| 2023-08-31 | $550,000 | 151 |
| 2023-09-30 | $552,000 | 156 |
| 2023-10-31 | $556,500 | 164 |
| 2023-11-30 | $562,000 | 167 |
| 2023-12-31 | $568,750 | 166 |
| 2024-01-31 | $574,000 | 158 |
| 2024-02-29 | $580,000 | 156 |
| 2024-03-31 | $587,000 | 166 |
| 2024-04-30 | $590,000 | 161 |
| 2024-05-31 | $600,000 | 164 |
| 2024-06-30 | $608,250 | 166 |
| 2024-07-31 | $613,750 | 162 |
| 2024-08-31 | $628,000 | 171 |
| 2024-09-30 | $638,000 | 169 |
| 2024-10-31 | $655,000 | 172 |
| 2024-11-30 | $670,000 | 163 |
| 2024-12-31 | $685,000 | 164 |
| 2025-01-31 | $690,000 | 167 |
| 2025-02-28 | $691,750 | 172 |
| 2025-03-31 | $700,000 | 163 |
| 2025-04-30 | $700,000 | 160 |
| 2025-05-31 | $710,000 | 158 |
| 2025-06-30 | $717,000 | 157 |
| 2025-07-31 | $722,000 | 163 |
| 2025-08-31 | $730,000 | 161 |
| 2025-09-30 | $735,000 | 159 |
| 2025-10-31 | $740,000 | 159 |
| 2025-11-30 | $755,000 | 161 |
| 2025-12-31 | $760,000 | 159 |
| 2026-01-31 | $765,000 | 155 |
| 2026-02-28 | $776,000 | 150 |
| 2026-03-31 | $780,000 | 154 |
| 2026-04-30 | $783,000 | 155 |
| 2026-05-31 | $803,000 | 147 |
| 2026-06-30 | $812,500 | 142 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $375/wk | 175 |
| 2021-08-31 | $380/wk | 165 |
| 2021-09-30 | $380/wk | 154 |
| 2021-10-31 | $380/wk | 151 |
| 2021-11-30 | $390/wk | 149 |
| 2021-12-31 | $395/wk | 139 |
| 2022-01-31 | $395/wk | 145 |
| 2022-02-28 | $400/wk | 142 |
| 2022-03-31 | $400/wk | 140 |
| 2022-04-30 | $410/wk | 144 |
| 2022-05-31 | $410/wk | 133 |
| 2022-06-30 | $430/wk | 138 |
| 2022-07-31 | $440/wk | 143 |
| 2022-08-31 | $450/wk | 146 |
| 2022-09-30 | $450/wk | 158 |
| 2022-10-31 | $460/wk | 164 |
| 2022-11-30 | $470/wk | 155 |
| 2022-12-31 | $470/wk | 160 |
| 2023-01-31 | $480/wk | 157 |
| 2023-02-28 | $480/wk | 161 |
| 2023-03-31 | $485/wk | 162 |
| 2023-04-30 | $490/wk | 159 |
| 2023-05-31 | $500/wk | 170 |
| 2023-06-30 | $500/wk | 171 |
| 2023-07-31 | $510/wk | 181 |
| 2023-08-31 | $510/wk | 192 |
| 2023-09-30 | $520/wk | 200 |
| 2023-10-31 | $520/wk | 199 |
| 2023-11-30 | $525/wk | 197 |
| 2023-12-31 | $540/wk | 207 |
| 2024-01-31 | $540/wk | 203 |
| 2024-02-29 | $540/wk | 214 |
| 2024-03-31 | $543/wk | 208 |
| 2024-04-30 | $550/wk | 232 |
| 2024-05-31 | $550/wk | 233 |
| 2024-06-30 | $550/wk | 229 |
| 2024-07-31 | $550/wk | 226 |
| 2024-08-31 | $550/wk | 218 |
| 2024-09-30 | $550/wk | 205 |
| 2024-10-31 | $560/wk | 202 |
| 2024-11-30 | $560/wk | 209 |
| 2024-12-31 | $580/wk | 211 |
| 2025-01-31 | $580/wk | 216 |
| 2025-02-28 | $580/wk | 218 |
| 2025-03-31 | $590/wk | 226 |
| 2025-04-30 | $598/wk | 226 |
| 2025-05-31 | $598/wk | 224 |
| 2025-06-30 | $600/wk | 235 |
| 2025-07-31 | $600/wk | 235 |
| 2025-08-31 | $600/wk | 242 |
| 2025-09-30 | $600/wk | 245 |
| 2025-10-31 | $600/wk | 247 |
| 2025-11-30 | $610/wk | 247 |
| 2025-12-31 | $620/wk | 248 |
| 2026-01-31 | $620/wk | 249 |
| 2026-02-28 | $620/wk | 243 |
| 2026-03-31 | $623/wk | 244 |
| 2026-04-30 | $630/wk | 249 |
| 2026-05-31 | $630/wk | 244 |
| 2026-06-30 | $640/wk | 236 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $885k | $750k | $885k | $976k |
| Median rent | $450/wk | $568/wk | $650/wk | $775/wk |
| Implied yield | 2.6% | 3.9% | 3.8% | 4.1% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Caboolture Special School | Primary | Prep-6 | Government | 126 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| AppleBerries Early Education Service Caboolture South | Meeting NQS | 5 ★ (22) | $126 |
| Address | Sold price |
|---|---|
| 20 Fortune Esp, Caboolture South | $1,057,500 |
| 6 Kevin Grove, Caboolture South | $945,000 |
| 50 Daisy Street, Caboolture South | $935,000 |
| 63 Ronald Court, Caboolture South | $935,000 |
| 5 Penshurst Street, Caboolture South | $925,000 |
| 76 Raff Road, Caboolture South | $909,500 |
| 8 Boongaree Avenue, Caboolture South | $890,000 |
| 48 Rhoda Street, Caboolture South | $885,000 |
| 81 Raff Road, Caboolture South | $860,000 |
| 75 Boss Drive, Caboolture South | $800,000 |
| 24 Chelsea Promenade, Caboolture South | $774,000 |
| 85/8 Casey Street, Caboolture South | $715,000 |
| 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 | Caboolture South | 10 Carob Court | 7.5 | 6.5 | 4/2/2 | 670 m² | $1327 | ▼ 8% cheaper | 7.4 | $889k | $894k | ▼ 0.6% below | 100% | 3.9% | 3.8% | clear |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture South | 9 Carob Court | 7.2 | 6.5 | 4/2/2 | 600 m² | $1482 | ▲ 3% dearer | 7.0 | $889k | $881k | ▲ 0.9% above | 100% | 3.8% | 3.8% | clear |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture South | 45 Dorset Drive | 4.8 | 6.5 | 4/2/2 | 605 m² | $1436 | ▲ 0% dearer | 7.3 | $869k | $860k | ▲ 1.0% above | 98% | 4.1% | 3.9% | ⚠ Flood |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Caboolture South | 53 Ronald Court | — | 6.5 | 4/2/2 | 642 m² | — | — | — | — | $889k | — | — | — | — | clear |