A high-income acreage locality (incomes ~18% above metro) with well-below-average crime, an in-suburb (if infrequent) station, and the highest rents in the group at $900/wk — the quality-of-district signal is strong.
As an SMSF investment it is thin everywhere that matters: only 9% of homes are rented (almost no tenant pool), rents were flat over the year (+0.2%), and the 3.6% yield on a $1.3m median means large, ongoing top-ups trapped in the fund at 15%.
The ~1,500ha Elimbah SEQ Development Area earmarks the suburb for long-term urban housing/employment, with GemLife's 404 homes already building — a structural future supply cap over exactly the horizon an SMSF long-hold banks on, plus acreage upkeep the LRBA cannot fund.
An owner-occupier acreage suburb wearing an investor's price tag: no tenant depth, stalled rent and a large development-area overhang make it a poor SMSF fit despite the pretty numbers — a pass on the investment data.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 13.1% 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 | 3.6% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Caboolture-fringe/North Coast locality with no confirmed suburb-level inundation; elevated acreage generally sits above the floodplain but tributary flats exist — verify at the address via MBRC Flood Check. MBRC flood mapping; FloodCheck Qld |
| Crime | ✓ Good | Break-ins 343/100k (−65%) and violent 1,556 (−55%) well below average; vehicle theft 1,069 sits near the QLD average. OpenStats 2022–24 (QPS/ABS) |
| Infrastructure | ◐ Mixed | Small township with a state school and an Elimbah station, but only infrequent diesel North Coast-line service; relies on Caboolture for hospital and major retail; BHWA Stage 4 passes nearby. Transport factpack (Elimbah station, North Coast line) |
| Owner-occupier appeal | ✓ Good | 90% owned / 9% rented, 88% family households — owner-occupier depth supports prices and resale; verify tenant demand separately (listings volume, room demand). ABS via suburb page |
| New supply risk | ✗ Bad | Sits within the ~1,500ha Elimbah SEQ Development Area earmarked by the State for long-term urban housing/employment, with GemLife's 404-home over-50s community already building. Housing-supply factpack; yoursay.moretonbay (Elimbah SEQ Development Area) |
| Distance to rail | ◐ Mixed | Elimbah station is in-suburb but on the North Coast line with limited diesel service — not the frequent electric city network. Translink; Transport factpack (Elimbah railway station) |
| Housing stock & upkeep | ◐ Mixed | Predominantly large-lot acreage (median $1.3m, 90% owner-occupied): septic/tank and grounds upkeep the fund can't borrow to cover, only partly offset by newer builds. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $710,000 | 62 |
| 2021-08-31 | $735,000 | 65 |
| 2021-09-30 | $750,000 | 71 |
| 2021-10-31 | $762,000 | 73 |
| 2021-11-30 | $785,000 | 75 |
| 2021-12-31 | $795,000 | 77 |
| 2022-01-31 | $797,500 | 78 |
| 2022-02-28 | $810,000 | 75 |
| 2022-03-31 | $815,000 | 72 |
| 2022-04-30 | $825,000 | 70 |
| 2022-05-31 | $807,500 | 66 |
| 2022-06-30 | $807,500 | 66 |
| 2022-07-31 | $830,000 | 64 |
| 2022-08-31 | $870,000 | 65 |
| 2022-09-30 | $886,500 | 61 |
| 2022-10-31 | $920,000 | 63 |
| 2022-11-30 | $922,500 | 64 |
| 2022-12-31 | $930,000 | 61 |
| 2023-01-31 | $940,000 | 61 |
| 2023-02-28 | $940,000 | 56 |
| 2023-03-31 | $970,000 | 58 |
| 2023-04-30 | $945,000 | 58 |
| 2023-05-31 | $950,000 | 55 |
| 2023-06-30 | $972,500 | 56 |
| 2023-07-31 | $1,000,000 | 57 |
| 2023-08-31 | $1,030,000 | 61 |
| 2023-09-30 | $1,025,000 | 61 |
| 2023-10-31 | $1,035,000 | 59 |
| 2023-11-30 | $1,025,000 | 58 |
| 2023-12-31 | $1,040,000 | 60 |
| 2024-01-31 | $1,035,000 | 60 |
| 2024-02-29 | $1,040,000 | 64 |
| 2024-03-31 | $1,030,000 | 62 |
| 2024-04-30 | $1,050,000 | 63 |
| 2024-05-31 | $1,060,000 | 65 |
| 2024-06-30 | $1,065,000 | 60 |
| 2024-07-31 | $1,065,000 | 66 |
| 2024-08-31 | $1,065,000 | 58 |
| 2024-09-30 | $1,070,000 | 57 |
| 2024-10-31 | $1,100,000 | 64 |
| 2024-11-30 | $1,125,000 | 64 |
| 2024-12-31 | $1,105,000 | 59 |
| 2025-01-31 | $1,150,000 | 61 |
| 2025-02-28 | $1,150,000 | 61 |
| 2025-03-31 | $1,147,500 | 64 |
| 2025-04-30 | $1,150,000 | 62 |
| 2025-05-31 | $1,150,000 | 61 |
| 2025-06-30 | $1,147,500 | 64 |
| 2025-07-31 | $1,150,000 | 58 |
| 2025-08-31 | $1,175,000 | 63 |
| 2025-09-30 | $1,190,000 | 71 |
| 2025-10-31 | $1,198,275 | 72 |
| 2025-11-30 | $1,200,000 | 70 |
| 2025-12-31 | $1,200,000 | 76 |
| 2026-01-31 | $1,250,000 | 79 |
| 2026-02-28 | $1,285,000 | 82 |
| 2026-03-31 | $1,300,000 | 79 |
| 2026-04-30 | $1,300,000 | 78 |
| 2026-05-31 | $1,300,000 | 75 |
| 2026-06-30 | $1,300,000 | 71 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $568/wk | 20 |
| 2021-08-31 | $550/wk | 21 |
| 2021-09-30 | $585/wk | 23 |
| 2021-10-31 | $588/wk | 24 |
| 2021-11-30 | $588/wk | 26 |
| 2021-12-31 | $600/wk | 30 |
| 2022-01-31 | $600/wk | 28 |
| 2022-02-28 | $600/wk | 28 |
| 2022-03-31 | $635/wk | 28 |
| 2022-04-30 | $650/wk | 26 |
| 2022-05-31 | $660/wk | 24 |
| 2022-06-30 | $670/wk | 21 |
| 2022-07-31 | $670/wk | 21 |
| 2022-08-31 | $725/wk | 19 |
| 2022-09-30 | $725/wk | 19 |
| 2022-10-31 | $725/wk | 17 |
| 2022-11-30 | $650/wk | 17 |
| 2022-12-31 | $650/wk | 14 |
| 2023-01-31 | $663/wk | 12 |
| 2023-02-28 | $725/wk | 13 |
| 2023-03-31 | $750/wk | 16 |
| 2023-04-30 | $755/wk | 14 |
| 2023-05-31 | $760/wk | 15 |
| 2023-06-30 | $755/wk | 16 |
| 2023-07-31 | $770/wk | 20 |
| 2023-08-31 | $770/wk | 20 |
| 2023-09-30 | $800/wk | 21 |
| 2023-10-31 | $800/wk | 25 |
| 2023-11-30 | $800/wk | 25 |
| 2023-12-31 | $800/wk | 25 |
| 2024-01-31 | $800/wk | 27 |
| 2024-02-29 | $800/wk | 28 |
| 2024-03-31 | $800/wk | 29 |
| 2024-04-30 | $820/wk | 29 |
| 2024-05-31 | $810/wk | 30 |
| 2024-06-30 | $820/wk | 31 |
| 2024-07-31 | $823/wk | 30 |
| 2024-08-31 | $850/wk | 29 |
| 2024-09-30 | $860/wk | 30 |
| 2024-10-31 | $860/wk | 28 |
| 2024-11-30 | $860/wk | 29 |
| 2024-12-31 | $860/wk | 29 |
| 2025-01-31 | $898/wk | 28 |
| 2025-02-28 | $900/wk | 27 |
| 2025-03-31 | $898/wk | 26 |
| 2025-04-30 | $878/wk | 26 |
| 2025-05-31 | $878/wk | 24 |
| 2025-06-30 | $898/wk | 22 |
| 2025-07-31 | $855/wk | 20 |
| 2025-08-31 | $855/wk | 20 |
| 2025-09-30 | $855/wk | 18 |
| 2025-10-31 | $860/wk | 19 |
| 2025-11-30 | $900/wk | 21 |
| 2025-12-31 | $925/wk | 20 |
| 2026-01-31 | $925/wk | 22 |
| 2026-02-28 | $900/wk | 23 |
| 2026-03-31 | $950/wk | 27 |
| 2026-04-30 | $925/wk | 28 |
| 2026-05-31 | $900/wk | 29 |
| 2026-06-30 | $900/wk | 31 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | — | $1.18m | $1.35m | $1.41m |
| Median rent | — | $675/wk | $975/wk | $1,000/wk |
| Implied yield | — | 3.0% | 3.8% | 3.7% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Elimbah State School | Primary | Prep-6 | Government | 500 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Capers Early Learning Elimbah | Exceeding NQS | 5 ★ (25) | $132 |
| Address | Sold price |
|---|---|
| 42-44 Three Ponds Place, Elimbah | $2,300,000 |
| 88 Mansfield Road, Elimbah | $1,960,000 |
| 27-37 Country Court, Elimbah | $1,875,000 |
| 23-27 Kirrang Drive, Elimbah | $1,545,000 |
| 11 Kelmor Court, Elimbah | $1,515,000 |
| 2 Rose Court, Elimbah | $1,350,000 |
| 8 Sherlock Court, Elimbah | $1,345,000 |
| 2 Elena Court, Elimbah | $1,300,000 |
| 24-26 Birdwood Court, Elimbah | $1,300,000 |
| 29-33 Kirrang Drive, Elimbah | $1,300,000 |
| 102 Hall Road, Elimbah | $1,286,000 |
| 21-23 Avala Cres, Elimbah | $962,000 |