Built-out coastal scarcity (infill only, no greenfield) with a 13.5%/yr five-year price CAGR and a proven tenant pool — 34% of homes rented, 11:1 room demand. As the mainland gateway (Ted Smout Bridge) it anchors commuter and Redcliffe-Hospital tenant demand, and crime now reads below the QLD average and falling.
Yield is thin at ~3.4% ($660/wk on a $1m median), so an LRBA hold runs on top-ups with losses trapped in the fund at 15%. Rent momentum is soft (6.5%) against strong price growth, and the older beachside stock carries repairs the fund can't borrow to fund.
The structural overhang is sea-level rise / storm tide: Clontarf is named in the 0.84m SLR scenario and carries storm-tide/erosion overlays. Coastal insurance is a rising, uncontrollable draw on fund liquidity, resolvable only street-by-street.
A scarcity-and-location hold for a fund that can carry negative cash flow toward the long-run CGT payoff — but only on a dry, higher-ground street (address-level Flood Check mandatory) with newer or well-maintained stock. Income-first investors get more from Kippa-Ring or Margate.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 13.5% compound over 5 yrs, 14.6% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 3.4% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Low-lying coastal landform named in the 0.84m sea-level-rise scenario that would flood streets across Clontarf; storm-tide/erosion overlays trigger development assessment. No river-flood history — confirm per lot via MBRC Flood Check. Coastal Risk Australia SLR mapping; MBRC storm-tide overlay |
| Crime | ✓ Good | Below the QLD average on both violent (1 in 172 vs QLD 1 in 120) and property crime (1 in 26 vs 1 in 23); 44 break-ins in 2025 and total crime down 12.3% year-on-year. OpenStats / RedSuburbs 2025 (Clontarf 4019) |
| Infrastructure | ✓ Good | Mainland gateway suburb — Ted Smout Memorial Bridge / Houghton Hwy lands here (arterial to Brighton and the Gateway); Redcliffe Hospital and Redcliffe Parade retail within the compact peninsula. Metro North; TMR |
| Owner-occupier appeal | ◐ Mixed | 65% owned / 34% rented, 65% family households — balanced: resale depth plus a proven tenant pool. ABS via suburb page |
| New supply risk | ✓ Good | Infill only — built-out coastal suburb with no greenfield frontier or master-planned estate; structural land scarcity supports established-house values. Housing supply pack (Redcliffe Peninsula infill-only) |
| Distance to rail | ◐ Mixed | No station; Kippa-Ring terminus (Redcliffe Peninsula line) ~5 min drive via Anzac Ave. Translink Redcliffe Peninsula line |
| Housing stock & upkeep | ◐ Mixed | Older beachside stock (post-war to 1980s) alongside newer infill — repair exposure varies house-by-house, and an LRBA can't fund improvements. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $536,000 | 198 |
| 2021-08-31 | $545,000 | 201 |
| 2021-09-30 | $560,000 | 194 |
| 2021-10-31 | $581,050 | 188 |
| 2021-11-30 | $600,000 | 189 |
| 2021-12-31 | $620,000 | 193 |
| 2022-01-31 | $640,000 | 189 |
| 2022-02-28 | $655,000 | 187 |
| 2022-03-31 | $659,300 | 176 |
| 2022-04-30 | $670,000 | 171 |
| 2022-05-31 | $688,500 | 166 |
| 2022-06-30 | $705,000 | 163 |
| 2022-07-31 | $721,000 | 153 |
| 2022-08-31 | $740,000 | 147 |
| 2022-09-30 | $745,000 | 146 |
| 2022-10-31 | $750,000 | 143 |
| 2022-11-30 | $750,000 | 135 |
| 2022-12-31 | $747,500 | 132 |
| 2023-01-31 | $743,750 | 126 |
| 2023-02-28 | $720,000 | 129 |
| 2023-03-31 | $735,000 | 135 |
| 2023-04-30 | $719,000 | 134 |
| 2023-05-31 | $720,000 | 130 |
| 2023-06-30 | $716,500 | 128 |
| 2023-07-31 | $715,000 | 127 |
| 2023-08-31 | $720,000 | 132 |
| 2023-09-30 | $720,000 | 136 |
| 2023-10-31 | $722,500 | 138 |
| 2023-11-30 | $726,000 | 141 |
| 2023-12-31 | $740,350 | 140 |
| 2024-01-31 | $740,000 | 145 |
| 2024-02-29 | $750,000 | 144 |
| 2024-03-31 | $757,500 | 137 |
| 2024-04-30 | $765,000 | 141 |
| 2024-05-31 | $770,000 | 143 |
| 2024-06-30 | $770,000 | 143 |
| 2024-07-31 | $780,000 | 149 |
| 2024-08-31 | $790,000 | 148 |
| 2024-09-30 | $802,500 | 152 |
| 2024-10-31 | $806,000 | 152 |
| 2024-11-30 | $815,000 | 147 |
| 2024-12-31 | $836,000 | 149 |
| 2025-01-31 | $840,000 | 151 |
| 2025-02-28 | $850,000 | 151 |
| 2025-03-31 | $850,000 | 151 |
| 2025-04-30 | $850,000 | 149 |
| 2025-05-31 | $861,000 | 154 |
| 2025-06-30 | $872,500 | 162 |
| 2025-07-31 | $880,500 | 170 |
| 2025-08-31 | $885,000 | 173 |
| 2025-09-30 | $910,000 | 169 |
| 2025-10-31 | $925,000 | 173 |
| 2025-11-30 | $931,000 | 174 |
| 2025-12-31 | $940,000 | 167 |
| 2026-01-31 | $950,000 | 163 |
| 2026-02-28 | $960,000 | 162 |
| 2026-03-31 | $980,000 | 167 |
| 2026-04-30 | $1,000,000 | 173 |
| 2026-05-31 | $1,007,000 | 165 |
| 2026-06-30 | $1,000,000 | 151 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $420/wk | 163 |
| 2021-08-31 | $423/wk | 162 |
| 2021-09-30 | $420/wk | 159 |
| 2021-10-31 | $430/wk | 158 |
| 2021-11-30 | $430/wk | 163 |
| 2021-12-31 | $440/wk | 159 |
| 2022-01-31 | $450/wk | 150 |
| 2022-02-28 | $450/wk | 149 |
| 2022-03-31 | $450/wk | 145 |
| 2022-04-30 | $450/wk | 147 |
| 2022-05-31 | $460/wk | 139 |
| 2022-06-30 | $478/wk | 134 |
| 2022-07-31 | $480/wk | 127 |
| 2022-08-31 | $480/wk | 133 |
| 2022-09-30 | $480/wk | 125 |
| 2022-10-31 | $490/wk | 131 |
| 2022-11-30 | $500/wk | 130 |
| 2022-12-31 | $500/wk | 130 |
| 2023-01-31 | $500/wk | 130 |
| 2023-02-28 | $505/wk | 137 |
| 2023-03-31 | $520/wk | 136 |
| 2023-04-30 | $525/wk | 145 |
| 2023-05-31 | $540/wk | 157 |
| 2023-06-30 | $543/wk | 160 |
| 2023-07-31 | $550/wk | 156 |
| 2023-08-31 | $550/wk | 154 |
| 2023-09-30 | $550/wk | 154 |
| 2023-10-31 | $550/wk | 154 |
| 2023-11-30 | $550/wk | 158 |
| 2023-12-31 | $550/wk | 161 |
| 2024-01-31 | $550/wk | 161 |
| 2024-02-29 | $550/wk | 163 |
| 2024-03-31 | $550/wk | 162 |
| 2024-04-30 | $550/wk | 166 |
| 2024-05-31 | $550/wk | 163 |
| 2024-06-30 | $550/wk | 159 |
| 2024-07-31 | $560/wk | 156 |
| 2024-08-31 | $560/wk | 152 |
| 2024-09-30 | $570/wk | 155 |
| 2024-10-31 | $570/wk | 161 |
| 2024-11-30 | $590/wk | 158 |
| 2024-12-31 | $590/wk | 165 |
| 2025-01-31 | $600/wk | 163 |
| 2025-02-28 | $600/wk | 165 |
| 2025-03-31 | $610/wk | 160 |
| 2025-04-30 | $600/wk | 153 |
| 2025-05-31 | $620/wk | 147 |
| 2025-06-30 | $620/wk | 154 |
| 2025-07-31 | $630/wk | 161 |
| 2025-08-31 | $620/wk | 157 |
| 2025-09-30 | $628/wk | 156 |
| 2025-10-31 | $650/wk | 151 |
| 2025-11-30 | $650/wk | 155 |
| 2025-12-31 | $650/wk | 152 |
| 2026-01-31 | $650/wk | 148 |
| 2026-02-28 | $650/wk | 145 |
| 2026-03-31 | $650/wk | 148 |
| 2026-04-30 | $650/wk | 154 |
| 2026-05-31 | $650/wk | 151 |
| 2026-06-30 | $660/wk | 155 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $900k | $962k | $1.04m | $1.32m |
| Median rent | $540/wk | $650/wk | $725/wk | $900/wk |
| Implied yield | 3.1% | 3.5% | 3.6% | 3.5% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Clontarf Beach State School | Primary | Prep-6 | Government | 476 |
| Grace Lutheran Primary School | Primary | Prep-6 | Independent | 449 |
| Clontarf Beach State High School | Secondary | 7-12 | Government | 909 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Beehive Kindy | Meeting NQS | 5 ★ (11) | $98 |
| Creative Kids Early Childhood Centre | Meeting NQS | 4.5 ★ (33) | $117 |
| Grace Lutheran Early Learning Centre | Meeting NQS | — | POA |
| Sesame Lane Child Care - Clontarf | Exceeding NQS | 5 ★ (12) | POA |
| Address | Sold price |
|---|---|
| 77 Laura Street, Clontarf | $1,750,000 |
| 39/3 Angus Street, Clontarf | $1,625,000 |
| 36 Enoch Street, Clontarf | $1,615,000 |
| 3 Clontarf Avenue, Clontarf | $1,300,000 |
| 46 Laura Street, Clontarf | $1,276,000 |
| 210 Duffield Road, Clontarf | $1,210,000 |
| 6 Joanna Street, Clontarf | $1,160,000 |
| 35 Ralph Street, Clontarf | $1,036,000 |
| 13 Baringa Street, Clontarf | $915,000 |