Cheap-for-the-water entry with a serviceable ~4.1% gross yield and a strong five-year record (price 12.1%/yr, rent 11.5%/yr) on a small but not micro market of ~13 sales a year.
A 24% rental base, no rail and a ~20-25 min run to Caboolture keep the tenant pool thin, and $825k buys near-corridor money for a lifestyle village without the corridor's market depth.
It was named among the communities of greatest storm-surge concern for TC Alfred, and the Bribie breakthrough has permanently lifted passage high tide ~310mm - coastal/flood insurance is a rising, uncontrollable line on the fund's balance sheet.
On investment data this is a pass: growth-suburb pricing for a shallow tenant pool, with a storm-tide overhang that only worsens. If ever considered, only on a verified-dry elevated lot with newer stock.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 12.1% compound over 5 yrs, 10% 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 | ✗ Bad | Named among the low-lying communities of greatest storm-surge concern for TC Alfred (Mar 2025, 0.5-0.8m surge forecast; surge ultimately missed high tide). The Bribie breakthrough has permanently lifted Pumicestone Passage high tide ~310mm, driving chronic stormwater backflow across the waterfront village. Moreton Daily TC Alfred coverage (2025); MBRC Bribie SEMP consultant analysis (2023) |
| Crime | ✓ Good | No suburb-level rate data; falls under the Bribie Island police division, which reads below the QLD average, and neighbouring Sandstone Point, Ningi and Beachmere all sit well below average on all categories. Verify current numbers on the QPS crime map. OpenStats 2022-24 (division/neighbour inference); QPS crime map (verify) |
| Infrastructure | ✗ Bad | No rail and no town centre; ~20-25 min drive to Caboolture (hospital, Bruce Hwy) along the single Caboolture-Bribie Island Rd spine. Transport factpack (Translink/TMR 2026) |
| Owner-occupier appeal | ✓ Good | 73% owned / 24% rented, 64% family households — owner-occupier depth supports prices and resale; verify tenant demand separately (listings volume, room demand). ABS via suburb page |
| New supply risk | ◐ Mixed | One estate listed and coastal-hazard overlays cap expansion - scarcity, but hazard-driven rather than demand-driven; the coastal strip is supply-insulated from the Waraba/Caboolture greenfield front. Supply factpack (openlot.com.au; Living Coast Plan 2023) |
| Distance to rail | ✗ Bad | No station; nearest heavy rail is Caboolture, ~20-25 min drive. Transport factpack (Translink 2026) |
| Housing stock & upkeep | ◐ Mixed | Older waterfront-village shacks alongside newer builds and rural acreage on septic - inspect stock era; LRBA money cannot fund the repairs older coastal stock demands. editorial - stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $470,000 | 31 |
| 2021-08-31 | $480,000 | 30 |
| 2021-09-30 | $495,000 | 32 |
| 2021-10-31 | $505,000 | 33 |
| 2021-11-30 | $512,500 | 30 |
| 2021-12-31 | $505,000 | 27 |
| 2022-01-31 | $520,000 | 29 |
| 2022-02-28 | $542,500 | 28 |
| 2022-03-31 | $550,000 | 23 |
| 2022-04-30 | $582,500 | 18 |
| 2022-05-31 | $600,000 | 17 |
| 2022-06-30 | $595,000 | 18 |
| 2022-07-31 | $590,000 | 19 |
| 2022-08-31 | $577,500 | 18 |
| 2022-09-30 | $590,000 | 17 |
| 2022-10-31 | $565,000 | 17 |
| 2022-11-30 | $565,000 | 17 |
| 2022-12-31 | $565,000 | 17 |
| 2023-01-31 | $545,000 | 13 |
| 2023-02-28 | $555,000 | 12 |
| 2023-03-31 | $543,750 | 14 |
| 2023-04-30 | $542,250 | 12 |
| 2023-05-31 | $542,500 | 13 |
| 2023-06-30 | $543,750 | 14 |
| 2023-07-31 | $545,000 | 15 |
| 2023-08-31 | $560,000 | 15 |
| 2023-09-30 | $551,250 | 14 |
| 2023-10-31 | $580,000 | 14 |
| 2023-11-30 | $620,000 | 15 |
| 2023-12-31 | $620,000 | 15 |
| 2024-01-31 | $620,000 | 15 |
| 2024-02-29 | $580,000 | 15 |
| 2024-03-31 | $630,000 | 18 |
| 2024-04-30 | $642,500 | 20 |
| 2024-05-31 | $667,000 | 23 |
| 2024-06-30 | $685,000 | 22 |
| 2024-07-31 | $700,000 | 25 |
| 2024-08-31 | $700,000 | 25 |
| 2024-09-30 | $700,000 | 25 |
| 2024-10-31 | $710,000 | 25 |
| 2024-11-30 | $710,000 | 29 |
| 2024-12-31 | $710,000 | 29 |
| 2025-01-31 | $710,000 | 31 |
| 2025-02-28 | $725,000 | 32 |
| 2025-03-31 | $750,000 | 28 |
| 2025-04-30 | $750,000 | 27 |
| 2025-05-31 | $757,500 | 24 |
| 2025-06-30 | $750,000 | 25 |
| 2025-07-31 | $750,000 | 22 |
| 2025-08-31 | $750,000 | 22 |
| 2025-09-30 | $750,000 | 22 |
| 2025-10-31 | $745,000 | 21 |
| 2025-11-30 | $750,000 | 16 |
| 2025-12-31 | $757,500 | 18 |
| 2026-01-31 | $787,500 | 18 |
| 2026-02-28 | $787,500 | 18 |
| 2026-03-31 | $800,000 | 19 |
| 2026-04-30 | $805,000 | 18 |
| 2026-05-31 | $805,000 | 16 |
| 2026-06-30 | $825,000 | 13 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $380/wk | 9 |
| 2021-08-31 | $390/wk | 9 |
| 2021-09-30 | $385/wk | 10 |
| 2021-10-31 | $385/wk | 10 |
| 2021-11-30 | $390/wk | 9 |
| 2021-12-31 | $395/wk | 8 |
| 2022-01-31 | $395/wk | 8 |
| 2022-02-28 | $425/wk | 6 |
| 2022-03-31 | $450/wk | 8 |
| 2022-04-30 | $475/wk | 8 |
| 2022-05-31 | $475/wk | 8 |
| 2022-06-30 | $500/wk | 9 |
| 2022-07-31 | $510/wk | 9 |
| 2022-08-31 | $465/wk | 8 |
| 2022-09-30 | $465/wk | 8 |
| 2022-10-31 | $495/wk | 8 |
| 2022-11-30 | $510/wk | 9 |
| 2022-12-31 | $550/wk | 16 |
| 2023-01-31 | $550/wk | 18 |
| 2023-02-28 | $550/wk | 20 |
| 2023-03-31 | $550/wk | 19 |
| 2023-04-30 | $550/wk | 22 |
| 2023-05-31 | $550/wk | 22 |
| 2023-06-30 | $550/wk | 25 |
| 2023-07-31 | $550/wk | 24 |
| 2023-08-31 | $550/wk | 26 |
| 2023-09-30 | $550/wk | 28 |
| 2023-10-31 | $550/wk | 31 |
| 2023-11-30 | $550/wk | 32 |
| 2023-12-31 | $550/wk | 33 |
| 2024-01-31 | $550/wk | 33 |
| 2024-02-29 | $555/wk | 32 |
| 2024-03-31 | $560/wk | 31 |
| 2024-04-30 | $550/wk | 31 |
| 2024-05-31 | $555/wk | 28 |
| 2024-06-30 | $558/wk | 28 |
| 2024-07-31 | $558/wk | 28 |
| 2024-08-31 | $573/wk | 28 |
| 2024-09-30 | $573/wk | 26 |
| 2024-10-31 | $565/wk | 24 |
| 2024-11-30 | $565/wk | 23 |
| 2024-12-31 | $565/wk | 22 |
| 2025-01-31 | $585/wk | 21 |
| 2025-02-28 | $585/wk | 21 |
| 2025-03-31 | $585/wk | 21 |
| 2025-04-30 | $585/wk | 22 |
| 2025-05-31 | $600/wk | 25 |
| 2025-06-30 | $600/wk | 23 |
| 2025-07-31 | $610/wk | 21 |
| 2025-08-31 | $615/wk | 20 |
| 2025-09-30 | $620/wk | 17 |
| 2025-10-31 | $615/wk | 19 |
| 2025-11-30 | $615/wk | 19 |
| 2025-12-31 | $618/wk | 18 |
| 2026-01-31 | $620/wk | 19 |
| 2026-02-28 | $620/wk | 19 |
| 2026-03-31 | $628/wk | 16 |
| 2026-04-30 | $630/wk | 19 |
| 2026-05-31 | $630/wk | 18 |
| 2026-06-30 | $650/wk | 19 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $875k | $750k | $1.40m | $748 |
| Median rent | $450/wk | $710/wk | $650/wk | $748/wk |
| Implied yield | 2.7% | 4.9% | 2.4% | 5200.0% |
| Address | Sold price |
|---|---|
| 4 Esplanade South, Donnybrook | $1,090,000 |
| 15 Fisherman Drive, Donnybrook | $810,000 |
| 18 Alice Street, Donnybrook | $800,000 |