The hinterland's anchor: the only township-scale service node (main-street retail, pub, grocery), the deepest market of the group at 41 sales a year, the strongest 5-year price CAGR (~16%), very low crime, and Township-zone scarcity that releases almost no new lots.
Yield is only ~3.1% on a $1.275M median — deep negative cash flow trapped in the fund at 15% with no personal gearing offset — and just 9.5% of homes are rented, so the tenant pool stays shallow despite the town.
Feb-2022 flash-flooding put an evacuation centre in the town under a Very Dangerous Thunderstorm Warning; Terrors Creek flats flood and bushfire-interface terrain rings the village — both are rising, uncontrollable draws on fund liquidity through insurance.
The one hinterland suburb with a real market and real amenity, but the numbers are a growth-and-lifestyle story, not an SMSF cash-flow one. Only workable on a dry, elevated, low-maintenance block if the fund can carry years of top-ups toward a long-hold CGT outcome.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 16.0% compound over 5 yrs, -0.8% 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 | Terrors Creek flats flash-flooded Feb 2022 — the Community Hall opened as an evacuation centre and a Very Dangerous Thunderstorm Warning covered the Dayboro/Wamuran area; the township core is largely elevated but low streets flood, so an address-level check is mandatory. Feb-2022 event reports; BOM Pine/Caboolture brochure |
| Crime | ✓ Good | Very low across the board: break-ins 177/100k (-81.8%), MV theft 148 (4th percentile), violent 1,237 (-63.8%) — all well under the QLD average. OpenStats 2022-24 |
| Infrastructure | ◐ Mixed | The hinterland's only township-scale service node — Williams St main-street retail, pub, IGA-grade grocery — but no hospital or rail; leans on Petrie/Redcliffe/Caboolture ~25-30 min away. Transport factpack; Wikipedia 'Dayboro' |
| Owner-occupier appeal | ✓ Good | 89% owned / 10% rented, 85% 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 | Township zone with only incremental infill (2025-26 council works are a Terrors Creek shared-path bridge, not lots); rural surrounds locked under the 75%-rural policy — scarce. Supply factpack; MBRC 2025 |
| Distance to rail | ✗ Bad | No station; nearest is Petrie ~25-30 min via Dayboro Rd (the 1918-1955 Dayboro line is long closed) — no commuter rail catchment. Translink network; transport factpack |
| Housing stock & upkeep | ◐ Mixed | The village mixes older cottages with newer builds, but the $1.275M median reflects large lifestyle blocks (septic/tank, sheds) — budget for acreage upkeep the fund cannot borrow to improve. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $615,000 | 51 |
| 2021-08-31 | $650,000 | 48 |
| 2021-09-30 | $625,000 | 41 |
| 2021-10-31 | $685,000 | 37 |
| 2021-11-30 | $724,000 | 43 |
| 2021-12-31 | $760,000 | 45 |
| 2022-01-31 | $850,000 | 44 |
| 2022-02-28 | $860,000 | 47 |
| 2022-03-31 | $860,000 | 41 |
| 2022-04-30 | $890,000 | 43 |
| 2022-05-31 | $902,500 | 44 |
| 2022-06-30 | $905,150 | 44 |
| 2022-07-31 | $910,300 | 47 |
| 2022-08-31 | $910,300 | 51 |
| 2022-09-30 | $900,000 | 51 |
| 2022-10-31 | $910,300 | 53 |
| 2022-11-30 | $900,000 | 47 |
| 2022-12-31 | $880,000 | 49 |
| 2023-01-31 | $910,300 | 53 |
| 2023-02-28 | $850,000 | 55 |
| 2023-03-31 | $850,000 | 61 |
| 2023-04-30 | $865,000 | 60 |
| 2023-05-31 | $850,000 | 60 |
| 2023-06-30 | $801,000 | 59 |
| 2023-07-31 | $813,000 | 58 |
| 2023-08-31 | $796,670 | 55 |
| 2023-09-30 | $850,000 | 61 |
| 2023-10-31 | $847,500 | 60 |
| 2023-11-30 | $865,000 | 61 |
| 2023-12-31 | $865,000 | 57 |
| 2024-01-31 | $872,500 | 52 |
| 2024-02-29 | $890,000 | 52 |
| 2024-03-31 | $890,000 | 46 |
| 2024-04-30 | $882,500 | 46 |
| 2024-05-31 | $895,000 | 45 |
| 2024-06-30 | $900,000 | 44 |
| 2024-07-31 | $910,000 | 43 |
| 2024-08-31 | $930,000 | 43 |
| 2024-09-30 | $930,000 | 41 |
| 2024-10-31 | $950,000 | 42 |
| 2024-11-30 | $960,000 | 39 |
| 2024-12-31 | $960,000 | 39 |
| 2025-01-31 | $1,000,000 | 41 |
| 2025-02-28 | $1,185,000 | 39 |
| 2025-03-31 | $1,192,500 | 40 |
| 2025-04-30 | $1,237,500 | 40 |
| 2025-05-31 | $1,250,000 | 45 |
| 2025-06-30 | $1,285,000 | 49 |
| 2025-07-31 | $1,237,500 | 54 |
| 2025-08-31 | $1,237,500 | 52 |
| 2025-09-30 | $1,297,500 | 50 |
| 2025-10-31 | $1,317,500 | 50 |
| 2025-11-30 | $1,317,500 | 54 |
| 2025-12-31 | $1,350,000 | 60 |
| 2026-01-31 | $1,292,500 | 58 |
| 2026-02-28 | $1,292,500 | 56 |
| 2026-03-31 | $1,305,000 | 54 |
| 2026-04-30 | $1,300,000 | 53 |
| 2026-05-31 | $1,287,500 | 46 |
| 2026-06-30 | $1,275,000 | 41 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $500/wk | 18 |
| 2021-08-31 | $500/wk | 17 |
| 2021-09-30 | $500/wk | 17 |
| 2021-10-31 | $550/wk | 15 |
| 2021-11-30 | $570/wk | 14 |
| 2021-12-31 | $570/wk | 16 |
| 2022-01-31 | $570/wk | 16 |
| 2022-02-28 | $550/wk | 17 |
| 2022-03-31 | $570/wk | 16 |
| 2022-04-30 | $593/wk | 20 |
| 2022-05-31 | $595/wk | 17 |
| 2022-06-30 | $590/wk | 19 |
| 2022-07-31 | $590/wk | 19 |
| 2022-08-31 | $595/wk | 22 |
| 2022-09-30 | $595/wk | 25 |
| 2022-10-31 | $595/wk | 26 |
| 2022-11-30 | $595/wk | 25 |
| 2022-12-31 | $595/wk | 25 |
| 2023-01-31 | $598/wk | 26 |
| 2023-02-28 | $600/wk | 25 |
| 2023-03-31 | $595/wk | 28 |
| 2023-04-30 | $595/wk | 28 |
| 2023-05-31 | $595/wk | 29 |
| 2023-06-30 | $598/wk | 26 |
| 2023-07-31 | $595/wk | 26 |
| 2023-08-31 | $595/wk | 24 |
| 2023-09-30 | $600/wk | 23 |
| 2023-10-31 | $605/wk | 24 |
| 2023-11-30 | $630/wk | 26 |
| 2023-12-31 | $610/wk | 25 |
| 2024-01-31 | $650/wk | 26 |
| 2024-02-29 | $650/wk | 27 |
| 2024-03-31 | $650/wk | 27 |
| 2024-04-30 | $650/wk | 28 |
| 2024-05-31 | $695/wk | 27 |
| 2024-06-30 | $695/wk | 25 |
| 2024-07-31 | $695/wk | 27 |
| 2024-08-31 | $700/wk | 27 |
| 2024-09-30 | $700/wk | 27 |
| 2024-10-31 | $683/wk | 30 |
| 2024-11-30 | $700/wk | 27 |
| 2024-12-31 | $665/wk | 27 |
| 2025-01-31 | $683/wk | 26 |
| 2025-02-28 | $633/wk | 24 |
| 2025-03-31 | $665/wk | 25 |
| 2025-04-30 | $633/wk | 24 |
| 2025-05-31 | $600/wk | 21 |
| 2025-06-30 | $665/wk | 18 |
| 2025-07-31 | $600/wk | 17 |
| 2025-08-31 | $715/wk | 16 |
| 2025-09-30 | $730/wk | 15 |
| 2025-10-31 | $735/wk | 14 |
| 2025-11-30 | $810/wk | 12 |
| 2025-12-31 | $850/wk | 9 |
| 2026-01-31 | $770/wk | 11 |
| 2026-02-28 | $755/wk | 12 |
| 2026-03-31 | $770/wk | 11 |
| 2026-04-30 | $740/wk | 9 |
| 2026-05-31 | $770/wk | 11 |
| 2026-06-30 | $755/wk | 10 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $1.20m | $1.09m | $1.30m | $1.71m |
| Median rent | — | $725/wk | $863/wk | $700/wk |
| Implied yield | — | 3.5% | 3.5% | 2.1% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Dayboro State School | Primary | Prep-6 | Government | 368 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Barefoot Early Childhood | Meeting NQS | 5 ★ (11) | $80 |
| Dayboro Community Kindergarten | Exceeding NQS | — | POA |
| LEAD Childcare Dayboro | Meeting NQS | 5 ★ (2) | $132 |
| Address | Sold price |
|---|---|
| 15 Delaney Road, Dayboro | $2,050,000 |
| 64 Sellin Road, Dayboro | $1,840,000 |
| 15 Brecklyn Close, Dayboro | $1,770,000 |
| 29 Heritage Circuit, Dayboro | $1,300,000 |
| 7 Arthur Court, Dayboro | $1,300,000 |
| 13-15 Kelly Street, Dayboro | $1,235,000 |
| 73 Cruice Street, Dayboro | $1,085,000 |
| 63 Bradley Street, Dayboro | $870,000 |
| 6 Rodeo Drive, Dayboro | $650,000 |