The best headline yield in the cluster (~4.2%) and the strongest five-year rent CAGR (13.7%), on genuine waterfront scarcity with no competing development pipeline.
Those numbers ride on tiny volumes (8 sales and 8 rentals a year), a 21% rental base and a cul-de-sac with no rail and no services - the market is too thin to lean on and hard to exit.
It is a low-lying tidal-foreshore beach hamlet with almost no high ground; the breakthrough's +310mm high tide has brought forward decades of sea-level rise, so backflow and storm-tide insurance sit structurally against an LRBA hold.
A pretty yield on paper, but a flood-exposed micro-market the fund cannot easily exit - avoid for an LRBA long hold, as nothing here offsets the coastal-liquidity risk.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 12.6% compound over 5 yrs, -0.3% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 4.2% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ✗ Bad | A low-lying tidal-foreshore beach cul-de-sac on Pumicestone Passage with almost no elevated hinterland - stated storm-tide + backflow exposed. The Bribie breakthrough raised passage high tide ~310mm, bringing forward ~20-30 years of sea-level rise and chronic stormwater backflow. Flood factpack section 8 (MBRC Bribie SEMP 2023); Sunshine Coast breakthrough analysis |
| Crime | ✓ Good | No suburb-level rate data; falls under the below-average Bribie Island police division, and neighbouring Sandstone Point, Ningi and Beachmere all sit well below the QLD average. Verify on the QPS crime map. OpenStats 2022-24 (division/neighbour inference); QPS crime map (verify) |
| Infrastructure | ✗ Bad | Coastal cul-de-sac; no rail and no retail centre; ~20-25 min to Caboolture services via Caboolture-Bribie Island Rd. Transport factpack (Translink/TMR 2026) |
| Owner-occupier appeal | ✓ Good | 77% owned / 21% rented, 76% 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 | No project-level pipeline and coastal-hazard-constrained - scarce, but the scarcity is the flood line rather than demand pressure; insulated from the Caboolture greenfield front. Supply factpack (Living Coast Plan 2023; UNCERTAIN project data) |
| Distance to rail | ✗ Bad | No station; nearest heavy rail is Caboolture, ~20-25 min drive. Transport factpack (Translink 2026) |
| Housing stock & upkeep | ◐ Mixed | Old fibro beach cottages through to newer builds, with foreshore stock and septic on larger lots - inspect era carefully as LRBA cannot fund improvements. editorial - stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $522,500 | 15 |
| 2021-08-31 | $522,500 | 17 |
| 2021-09-30 | $526,250 | 16 |
| 2021-10-31 | $530,000 | 15 |
| 2021-11-30 | $687,500 | 12 |
| 2021-12-31 | $605,000 | 12 |
| 2022-01-31 | $605,000 | 12 |
| 2022-02-28 | $605,000 | 12 |
| 2022-03-31 | $605,000 | 14 |
| 2022-04-30 | $680,000 | 16 |
| 2022-05-31 | $680,000 | 17 |
| 2022-06-30 | $680,000 | 16 |
| 2022-07-31 | $640,000 | 16 |
| 2022-08-31 | $680,000 | 12 |
| 2022-09-30 | $680,000 | 12 |
| 2022-10-31 | $709,500 | 12 |
| 2022-11-30 | $680,000 | 10 |
| 2022-12-31 | $730,000 | 9 |
| 2023-01-31 | $730,000 | 9 |
| 2023-02-28 | $734,500 | 10 |
| 2023-03-31 | $754,500 | 8 |
| 2023-04-30 | $772,500 | 6 |
| 2023-05-31 | $757,500 | 6 |
| 2023-06-30 | $757,500 | 6 |
| 2023-07-31 | $775,000 | 5 |
| 2023-08-31 | $762,500 | 8 |
| 2023-09-30 | $810,000 | 11 |
| 2023-10-31 | $837,500 | 10 |
| 2023-11-30 | $745,000 | 16 |
| 2023-12-31 | $750,000 | 15 |
| 2024-01-31 | $745,000 | 16 |
| 2024-02-29 | $740,000 | 15 |
| 2024-03-31 | $725,000 | 16 |
| 2024-04-30 | $710,000 | 15 |
| 2024-05-31 | $710,000 | 14 |
| 2024-06-30 | $710,000 | 15 |
| 2024-07-31 | $730,000 | 16 |
| 2024-08-31 | $710,000 | 13 |
| 2024-09-30 | $700,000 | 10 |
| 2024-10-31 | $700,000 | 11 |
| 2024-11-30 | $752,495 | 6 |
| 2024-12-31 | $752,495 | 6 |
| 2025-01-31 | $755,000 | 5 |
| 2025-02-28 | $790,000 | 7 |
| 2025-03-31 | $812,000 | 7 |
| 2025-04-30 | $812,000 | 7 |
| 2025-05-31 | $812,000 | 7 |
| 2025-06-30 | $937,500 | 8 |
| 2025-07-31 | $1,020,000 | 7 |
| 2025-08-31 | $1,020,000 | 9 |
| 2025-09-30 | $937,500 | 10 |
| 2025-10-31 | $1,060,000 | 12 |
| 2025-11-30 | $1,060,000 | 12 |
| 2025-12-31 | $1,020,000 | 13 |
| 2026-01-31 | $1,020,000 | 13 |
| 2026-02-28 | $1,020,000 | 11 |
| 2026-03-31 | $1,015,000 | 10 |
| 2026-04-30 | $1,015,000 | 10 |
| 2026-05-31 | $1,015,000 | 10 |
| 2026-06-30 | $935,000 | 8 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $400/wk | 11 |
| 2021-08-31 | $430/wk | 9 |
| 2021-09-30 | $415/wk | 8 |
| 2021-10-31 | $415/wk | 8 |
| 2021-11-30 | $415/wk | 6 |
| 2021-12-31 | $413/wk | 4 |
| 2022-01-31 | $430/wk | 7 |
| 2022-02-28 | $430/wk | 7 |
| 2022-03-31 | $440/wk | 8 |
| 2022-04-30 | $455/wk | 10 |
| 2022-05-31 | $455/wk | 10 |
| 2022-06-30 | $460/wk | 9 |
| 2022-07-31 | $505/wk | 8 |
| 2022-08-31 | $550/wk | 7 |
| 2022-09-30 | $550/wk | 9 |
| 2022-10-31 | $555/wk | 8 |
| 2022-11-30 | $550/wk | 9 |
| 2022-12-31 | $550/wk | 9 |
| 2023-01-31 | $550/wk | 11 |
| 2023-02-28 | $550/wk | 11 |
| 2023-03-31 | $550/wk | 9 |
| 2023-04-30 | $525/wk | 10 |
| 2023-05-31 | $475/wk | 8 |
| 2023-06-30 | $490/wk | 9 |
| 2023-07-31 | $495/wk | 8 |
| 2023-08-31 | $495/wk | 8 |
| 2023-09-30 | $495/wk | 8 |
| 2023-10-31 | $500/wk | 9 |
| 2023-11-30 | $500/wk | 9 |
| 2023-12-31 | $533/wk | 8 |
| 2024-01-31 | $575/wk | 9 |
| 2024-02-29 | $575/wk | 7 |
| 2024-03-31 | $578/wk | 6 |
| 2024-04-30 | $575/wk | 7 |
| 2024-05-31 | $535/wk | 6 |
| 2024-06-30 | $540/wk | 6 |
| 2024-07-31 | $540/wk | 6 |
| 2024-08-31 | $580/wk | 7 |
| 2024-09-30 | $585/wk | 8 |
| 2024-10-31 | $595/wk | 8 |
| 2024-11-30 | $595/wk | 8 |
| 2024-12-31 | $595/wk | 8 |
| 2025-01-31 | $580/wk | 7 |
| 2025-02-28 | $610/wk | 7 |
| 2025-03-31 | $610/wk | 7 |
| 2025-04-30 | $610/wk | 7 |
| 2025-05-31 | $640/wk | 5 |
| 2025-06-30 | $640/wk | 5 |
| 2025-07-31 | $640/wk | 5 |
| 2025-08-31 | $750/wk | 3 |
| 2025-09-30 | $895/wk | 1 |
| 2025-10-31 | $895/wk | 1 |
| 2025-11-30 | $710/wk | 3 |
| 2025-12-31 | $755/wk | 4 |
| 2026-01-31 | $800/wk | 5 |
| 2026-02-28 | $795/wk | 5 |
| 2026-03-31 | $795/wk | 5 |
| 2026-04-30 | $753/wk | 6 |
| 2026-05-31 | $795/wk | 7 |
| 2026-06-30 | $753/wk | 8 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $755k | $940k | $1.15m | $935k |
| Median rent | $560/wk | $680/wk | $798/wk | $970/wk |
| Implied yield | 3.9% | 3.8% | 3.6% | 5.4% |