The one Hills suburb that works as an investment: the district's deepest tenant pool (28% rented, 6:1 room demand), best rent momentum (+10.7%), dry elevated ground above the floodplain, low crime, solid amenity, and ~8-min transit to Ferny Grove — all inside built-out, Waraba-insulated scarcity.
Yield is still only ~3.2% at a $1.25m median, so it's not cash-flow positive; the 1970s–80s stock carries mixed-era upkeep the LRBA can't fund.
No in-suburb rail, and the flood-free read rests on regional topography rather than a per-address check — confirm overland flow before committing.
The district's top SMSF pick: genuine rental depth and rent momentum on dry ground with structural scarcity is the rare Hills combination that supports a leveraged long hold. Gate on a dry address and the newer end of the stock.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 13.4% compound over 5 yrs, 18.9% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 3.2% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ✓ Good | Sits on elevated ground above the South Pine floodplain (per regional topography) — dry ground keeps flood insurance off the fund's balance sheet; confirm overland-flow paths at address level. Grokipedia South Pine River topography; MBRC Flood Check (verify) |
| Crime | ✓ Good | Very low — violent 796/100k (11th pct), break-ins 363, MV theft 529, all well below QLD. OpenStats 2022–24 (QPS/ABS) |
| Infrastructure | ✓ Good | Everton Plaza plus Brookside (Mitchelton) nearby, ~8 min to Ferny Grove with a 397 bus feeder, schools; TPCH Chermside close. Transport factpack; Metro North |
| Owner-occupier appeal | ✓ Good | 71% owned / 28% rented, 79% 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 | Built-out; infill only, no greenfield, Waraba-insulated. MBRC supply pipeline |
| Distance to rail | ◐ Mixed | No station, but ~8 min to Ferny Grove / Mitchelton and a 397 bus feeder — workable transit for the district. Translink / Ferny Grove line |
| Housing stock & upkeep | ◐ Mixed | Older 1970s–80s stock — mixed-era repairs the fund carries. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $675,000 | 94 |
| 2021-08-31 | $713,750 | 98 |
| 2021-09-30 | $740,000 | 101 |
| 2021-10-31 | $775,500 | 110 |
| 2021-11-30 | $801,000 | 115 |
| 2021-12-31 | $829,250 | 112 |
| 2022-01-31 | $840,600 | 108 |
| 2022-02-28 | $850,000 | 113 |
| 2022-03-31 | $863,500 | 110 |
| 2022-04-30 | $870,000 | 111 |
| 2022-05-31 | $870,000 | 111 |
| 2022-06-30 | $874,000 | 110 |
| 2022-07-31 | $880,000 | 111 |
| 2022-08-31 | $880,000 | 107 |
| 2022-09-30 | $881,000 | 100 |
| 2022-10-31 | $895,000 | 94 |
| 2022-11-30 | $881,000 | 80 |
| 2022-12-31 | $867,500 | 74 |
| 2023-01-31 | $865,000 | 79 |
| 2023-02-28 | $850,000 | 71 |
| 2023-03-31 | $850,000 | 74 |
| 2023-04-30 | $850,000 | 75 |
| 2023-05-31 | $860,000 | 78 |
| 2023-06-30 | $865,000 | 81 |
| 2023-07-31 | $867,000 | 79 |
| 2023-08-31 | $855,000 | 81 |
| 2023-09-30 | $866,000 | 78 |
| 2023-10-31 | $875,000 | 86 |
| 2023-11-30 | $886,500 | 92 |
| 2023-12-31 | $890,000 | 96 |
| 2024-01-31 | $890,000 | 90 |
| 2024-02-29 | $900,000 | 93 |
| 2024-03-31 | $922,500 | 90 |
| 2024-04-30 | $932,000 | 90 |
| 2024-05-31 | $937,000 | 87 |
| 2024-06-30 | $943,500 | 82 |
| 2024-07-31 | $951,575 | 86 |
| 2024-08-31 | $972,775 | 82 |
| 2024-09-30 | $976,000 | 89 |
| 2024-10-31 | $980,000 | 81 |
| 2024-11-30 | $991,500 | 84 |
| 2024-12-31 | $994,000 | 80 |
| 2025-01-31 | $1,005,000 | 90 |
| 2025-02-28 | $1,025,000 | 91 |
| 2025-03-31 | $1,021,500 | 90 |
| 2025-04-30 | $1,030,000 | 89 |
| 2025-05-31 | $1,050,000 | 88 |
| 2025-06-30 | $1,052,500 | 94 |
| 2025-07-31 | $1,060,000 | 89 |
| 2025-08-31 | $1,060,000 | 87 |
| 2025-09-30 | $1,101,000 | 84 |
| 2025-10-31 | $1,104,250 | 84 |
| 2025-11-30 | $1,150,000 | 77 |
| 2025-12-31 | $1,150,000 | 77 |
| 2026-01-31 | $1,165,000 | 70 |
| 2026-02-28 | $1,200,000 | 71 |
| 2026-03-31 | $1,255,000 | 73 |
| 2026-04-30 | $1,256,000 | 75 |
| 2026-05-31 | $1,268,000 | 72 |
| 2026-06-30 | $1,251,444 | 68 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $500/wk | 100 |
| 2021-08-31 | $500/wk | 101 |
| 2021-09-30 | $513/wk | 100 |
| 2021-10-31 | $510/wk | 95 |
| 2021-11-30 | $520/wk | 106 |
| 2021-12-31 | $525/wk | 105 |
| 2022-01-31 | $538/wk | 108 |
| 2022-02-28 | $540/wk | 105 |
| 2022-03-31 | $550/wk | 101 |
| 2022-04-30 | $550/wk | 101 |
| 2022-05-31 | $550/wk | 100 |
| 2022-06-30 | $570/wk | 100 |
| 2022-07-31 | $575/wk | 100 |
| 2022-08-31 | $575/wk | 99 |
| 2022-09-30 | $580/wk | 102 |
| 2022-10-31 | $580/wk | 105 |
| 2022-11-30 | $580/wk | 106 |
| 2022-12-31 | $600/wk | 106 |
| 2023-01-31 | $600/wk | 105 |
| 2023-02-28 | $600/wk | 104 |
| 2023-03-31 | $595/wk | 102 |
| 2023-04-30 | $600/wk | 103 |
| 2023-05-31 | $600/wk | 104 |
| 2023-06-30 | $615/wk | 103 |
| 2023-07-31 | $623/wk | 98 |
| 2023-08-31 | $625/wk | 94 |
| 2023-09-30 | $625/wk | 98 |
| 2023-10-31 | $625/wk | 95 |
| 2023-11-30 | $645/wk | 92 |
| 2023-12-31 | $675/wk | 89 |
| 2024-01-31 | $650/wk | 91 |
| 2024-02-29 | $650/wk | 92 |
| 2024-03-31 | $663/wk | 90 |
| 2024-04-30 | $678/wk | 96 |
| 2024-05-31 | $680/wk | 103 |
| 2024-06-30 | $685/wk | 107 |
| 2024-07-31 | $683/wk | 112 |
| 2024-08-31 | $680/wk | 121 |
| 2024-09-30 | $680/wk | 117 |
| 2024-10-31 | $680/wk | 115 |
| 2024-11-30 | $680/wk | 122 |
| 2024-12-31 | $680/wk | 122 |
| 2025-01-31 | $680/wk | 113 |
| 2025-02-28 | $700/wk | 110 |
| 2025-03-31 | $690/wk | 107 |
| 2025-04-30 | $700/wk | 106 |
| 2025-05-31 | $700/wk | 104 |
| 2025-06-30 | $700/wk | 100 |
| 2025-07-31 | $700/wk | 100 |
| 2025-08-31 | $705/wk | 104 |
| 2025-09-30 | $723/wk | 102 |
| 2025-10-31 | $728/wk | 100 |
| 2025-11-30 | $730/wk | 103 |
| 2025-12-31 | $750/wk | 100 |
| 2026-01-31 | $750/wk | 100 |
| 2026-02-28 | $750/wk | 97 |
| 2026-03-31 | $760/wk | 103 |
| 2026-04-30 | $775/wk | 101 |
| 2026-05-31 | $775/wk | 99 |
| 2026-06-30 | $775/wk | 99 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $2.55m | $1.20m | $1.41m | $1.78m |
| Median rent | $495/wk | $720/wk | $825/wk | $875/wk |
| Implied yield | 1.0% | 3.1% | 3.0% | 2.6% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| - | Secondary | — | Independent | — |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Busy Bees at Everton Hills | Meeting NQS | 4.7 ★ (16) | $167 |
| Guardian Childcare & Education Everton Hills | Meeting NQS | 4.5 ★ (34) | POA |
| Imagine Childcare & Kindergarten Everton Hills | Meeting NQS | 4.8 ★ (15) | POA |
| Nest Montessori Childrens House | Meeting NQS | 5 ★ (8) | POA |
| The Hills District Childcare Centre | Meeting NQS | 5 ★ (11) | $104 |
| Address | Sold price |
|---|---|
| 21 Quandong Cres, Everton Hills | $1,862,000 |
| 9 Garfield Terrace, Everton Hills | $1,800,000 |
| 8 Henderson Road, Everton Hills | $1,590,000 |
| 2 Bursaria Court, Everton Hills | $1,430,000 |
| 12 Illawarra Street, Everton Hills | $1,405,100 |
| 101 Olearia Street W, Everton Hills | $1,285,000 |
| 5 Formosa Court, Everton Hills | $1,280,000 |
| 15 Hovea Street, Everton Hills | $1,250,000 |
| 26A Henderson Road, Everton Hills | $1,200,000 |
| 16/99 Bunya Road, Everton Hills | $1,019,500 |