Extremely low property crime (break-ins 4th percentile, vehicle theft −86% vs benchmark) and predominantly post-2010 stock — minimal repairs and live depreciation schedules, which suits an LRBA that cannot borrow for improvements. Past growth is strong (16.7% over 12 months) with healthy momentum.
The rental market is investor-saturated — 53% of homes are rentals against only a 2:1 room-demand ratio, so you compete on the crowded side and pricing power is capped (tenant score 5.0). Yield is modest and no station sits in the suburb (5-8 min to Murrumba Downs/Mango Hill).
The North Pine River floodplain underlies Griffin; river-adjacent and low lots carry real riverine exposure (Drapers Crossing gauge peaked ~8.4m in 2024 and ~8.7m in 2022). The estate cores are filled and drained, but flood status is strictly street-by-street.
Operationally easy (new stock, very low crime) but strategically crowded — investor saturation plus only-mixed supply and flood cap the upside for an SMSF long hold. A fallback for a hands-off owner who buys post-2015 on verified dry ground; not a first choice while Mango Hill and North Lakes offer the same new-stock profile with deeper tenant demand and rail.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 14.3% compound over 5 yrs, 16.7% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 3.7% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | North Pine River floodplain underlies the suburb (Drapers Crossing gauge ~8.7m in 2022, ~8.4m in 2024); post-2008 estate cores are filled/drained but river-adjacent lots carry riverine exposure — street-level check. BOM North Pine River; MBRC flood mapping |
| Crime | ✓ Good | Break-ins 244/100k (4th pct) and vehicle theft 158/100k (−86% vs benchmark) — among the LGA's lowest property crime; violent −50%. OpenStats 2022-24 (QPS/ABS) |
| Infrastructure | ◐ Mixed | Newer suburb leaning on Murrumba Downs/Mango Hill stations (5-8 min) and North Lakes retail; Redcliffe Hospital catchment; thin in-suburb amenity. Translink; Metro North Health |
| Owner-occupier appeal | ✗ Bad | 46% owned / 53% rented, 81% family households — investor-dominated: deep tenant competition, investor-only resale, and more stock listed in downturns. ABS via suburb page |
| New supply risk | ◐ Mixed | Recently developed (2010s) with some remnant estate lots still selling — not a major greenfield front, but not fully built out. openlot.com.au; City of Moreton Bay |
| Distance to rail | ◐ Mixed | No station; nearest Murrumba Downs or Mango Hill ~5-8 min drive. Translink network |
| Housing stock & upkeep | ✓ Good | Predominantly post-2010 estate builds — low upkeep, depreciation schedules still running. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $515,000 | 193 |
| 2021-08-31 | $525,000 | 199 |
| 2021-09-30 | $540,000 | 210 |
| 2021-10-31 | $545,000 | 209 |
| 2021-11-30 | $565,000 | 224 |
| 2021-12-31 | $580,000 | 228 |
| 2022-01-31 | $594,000 | 227 |
| 2022-02-28 | $610,000 | 233 |
| 2022-03-31 | $630,000 | 239 |
| 2022-04-30 | $640,000 | 238 |
| 2022-05-31 | $650,000 | 238 |
| 2022-06-30 | $665,300 | 235 |
| 2022-07-31 | $680,000 | 235 |
| 2022-08-31 | $685,000 | 228 |
| 2022-09-30 | $691,000 | 217 |
| 2022-10-31 | $700,000 | 219 |
| 2022-11-30 | $700,000 | 208 |
| 2022-12-31 | $700,000 | 208 |
| 2023-01-31 | $700,000 | 209 |
| 2023-02-28 | $698,500 | 204 |
| 2023-03-31 | $690,000 | 198 |
| 2023-04-30 | $688,500 | 196 |
| 2023-05-31 | $689,000 | 195 |
| 2023-06-30 | $687,500 | 190 |
| 2023-07-31 | $687,500 | 191 |
| 2023-08-31 | $687,750 | 196 |
| 2023-09-30 | $687,500 | 189 |
| 2023-10-31 | $700,000 | 202 |
| 2023-11-30 | $705,000 | 193 |
| 2023-12-31 | $712,000 | 193 |
| 2024-01-31 | $720,000 | 193 |
| 2024-02-29 | $735,000 | 196 |
| 2024-03-31 | $740,000 | 211 |
| 2024-04-30 | $746,500 | 224 |
| 2024-05-31 | $753,000 | 225 |
| 2024-06-30 | $761,500 | 228 |
| 2024-07-31 | $771,000 | 232 |
| 2024-08-31 | $780,000 | 219 |
| 2024-09-30 | $790,000 | 237 |
| 2024-10-31 | $814,000 | 230 |
| 2024-11-30 | $820,000 | 252 |
| 2024-12-31 | $820,000 | 247 |
| 2025-01-31 | $825,000 | 241 |
| 2025-02-28 | $830,000 | 234 |
| 2025-03-31 | $842,000 | 217 |
| 2025-04-30 | $848,000 | 201 |
| 2025-05-31 | $850,000 | 202 |
| 2025-06-30 | $850,000 | 203 |
| 2025-07-31 | $866,750 | 206 |
| 2025-08-31 | $870,000 | 209 |
| 2025-09-30 | $877,500 | 207 |
| 2025-10-31 | $885,000 | 205 |
| 2025-11-30 | $920,000 | 194 |
| 2025-12-31 | $930,000 | 200 |
| 2026-01-31 | $935,000 | 201 |
| 2026-02-28 | $955,000 | 201 |
| 2026-03-31 | $970,000 | 207 |
| 2026-04-30 | $980,000 | 211 |
| 2026-05-31 | $990,000 | 202 |
| 2026-06-30 | $992,000 | 191 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $440/wk | 299 |
| 2021-08-31 | $450/wk | 298 |
| 2021-09-30 | $450/wk | 300 |
| 2021-10-31 | $450/wk | 296 |
| 2021-11-30 | $460/wk | 307 |
| 2021-12-31 | $460/wk | 317 |
| 2022-01-31 | $460/wk | 312 |
| 2022-02-28 | $460/wk | 309 |
| 2022-03-31 | $470/wk | 321 |
| 2022-04-30 | $470/wk | 318 |
| 2022-05-31 | $480/wk | 325 |
| 2022-06-30 | $480/wk | 338 |
| 2022-07-31 | $490/wk | 353 |
| 2022-08-31 | $500/wk | 367 |
| 2022-09-30 | $510/wk | 367 |
| 2022-10-31 | $520/wk | 368 |
| 2022-11-30 | $530/wk | 364 |
| 2022-12-31 | $550/wk | 368 |
| 2023-01-31 | $550/wk | 370 |
| 2023-02-28 | $550/wk | 387 |
| 2023-03-31 | $570/wk | 395 |
| 2023-04-30 | $570/wk | 389 |
| 2023-05-31 | $580/wk | 384 |
| 2023-06-30 | $580/wk | 389 |
| 2023-07-31 | $590/wk | 379 |
| 2023-08-31 | $595/wk | 371 |
| 2023-09-30 | $600/wk | 365 |
| 2023-10-31 | $600/wk | 362 |
| 2023-11-30 | $600/wk | 365 |
| 2023-12-31 | $600/wk | 357 |
| 2024-01-31 | $600/wk | 362 |
| 2024-02-29 | $600/wk | 358 |
| 2024-03-31 | $610/wk | 335 |
| 2024-04-30 | $620/wk | 338 |
| 2024-05-31 | $620/wk | 350 |
| 2024-06-30 | $620/wk | 348 |
| 2024-07-31 | $625/wk | 359 |
| 2024-08-31 | $633/wk | 366 |
| 2024-09-30 | $640/wk | 369 |
| 2024-10-31 | $645/wk | 375 |
| 2024-11-30 | $650/wk | 392 |
| 2024-12-31 | $650/wk | 400 |
| 2025-01-31 | $650/wk | 396 |
| 2025-02-28 | $650/wk | 405 |
| 2025-03-31 | $650/wk | 401 |
| 2025-04-30 | $650/wk | 410 |
| 2025-05-31 | $660/wk | 400 |
| 2025-06-30 | $660/wk | 402 |
| 2025-07-31 | $670/wk | 389 |
| 2025-08-31 | $670/wk | 388 |
| 2025-09-30 | $680/wk | 375 |
| 2025-10-31 | $680/wk | 373 |
| 2025-11-30 | $680/wk | 355 |
| 2025-12-31 | $680/wk | 336 |
| 2026-01-31 | $685/wk | 333 |
| 2026-02-28 | $690/wk | 329 |
| 2026-03-31 | $690/wk | 337 |
| 2026-04-30 | $690/wk | 339 |
| 2026-05-31 | $695/wk | 327 |
| 2026-06-30 | $700/wk | 315 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $1.06m | $896k | $995k | $1.11m |
| Median rent | $550/wk | $630/wk | $700/wk | $850/wk |
| Implied yield | 2.7% | 3.7% | 3.7% | 4.0% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Griffin State School | Primary | Prep-6 | Government | 1,217 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Goodstart Early Learning Griffin | Meeting NQS | 4.6 ★ (14) | $139 |
| Green Leaves Early Learning Griffin | Meeting NQS | 4.8 ★ (63) | $183 |
| Harmony Early Education Griffin | Meeting NQS | 4.4 ★ (60) | $190 |
| Sorella Early Learning | Meeting NQS | 5 ★ (1) | $174 |
| Address | Sold price |
|---|---|
| 25 Holly Cres, Griffin | $1,355,555 |
| 25 Sunray Parade, Griffin | $1,350,000 |
| 10 River Breeze Drive, Griffin | $1,300,000 |
| 6 Sirocco Street, Griffin | $1,230,000 |
| 58 Victory Drive, Griffin | $1,200,000 |
| 6 Junction Road, Griffin | $1,140,000 |
| 29 Pali Court, Griffin | $1,065,000 |
| 27 Harvey Circuit, Griffin | $1,038,000 |
| 84 Fern Parade, Griffin | $1,000,000 |
| 30/15 Silvereye Drive, Griffin | $825,000 |
| 73/1-49 Lavender Drive, Griffin | $750,000 |