Very low crime (violent 9th percentile) and near-new estate stock — the low-maintenance, depreciation-still-running profile that suits an LRBA hold. Strong 5-yr price CAGR (12.2%) and current momentum (15.8%).
The tenant pool is a puddle: just 22% rented with 0:1 room demand, and yield ~3.4% means ongoing top-ups trapped in the fund at 15% with no personal gearing offset. No in-suburb rail.
Eleven greenfield estates are actively selling here. Every release is fresh rental competition and a structural cap on the established-house growth a future-weighted SMSF hold depends on.
The classic strong-past / weak-future trap: pretty CAGR, but you'd be buying into active oversupply with a shallow tenant market. Hard to justify for an SMSF long hold — a growth suburb where the growth is capped and the income doesn't cover.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 12.2% compound over 5 yrs, 15.8% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 3.4% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ◐ Mixed | On the North/South Pine catchment fringe near Sideling Creek; no confirmed suburb-level inundation and the estates sit largely on elevated ground, but flood status is per-lot — confirm each address on council Flood Check / FloodCheck QLD. BOM Pine catchment; FloodCheck QLD (no per-suburb event confirmed) |
| Crime | ✓ Good | Break-ins 343/100k (−65%), MV theft 1,005 (−14%), violent 746 (−78%, 9th pct) — very low, especially violent crime. OpenStats 2022–24 (QPS/ABS) |
| Infrastructure | ◐ Mixed | Bruce Hwy fringe estate with local shops and schools; leans on Bray Park/Strathpine (~8–10 min) for rail and major retail. editorial; Translink |
| Owner-occupier appeal | ✓ Good | 77% owned / 22% rented, 86% 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 | The corridor's live greenfield pocket — ~11 house-and-land estates actively selling (Mayfair Joyner, Park Lane); each release is fresh competing stock and a cap on established-house growth. openlot.com.au; developer listings 2025–26 |
| Distance to rail | ◐ Mixed | No station; Bray Park/Petrie ~8–10 min drive — park-and-ride feasible but not walkable. Translink network |
| Housing stock & upkeep | ✓ Good | Predominantly new estate house-and-land — low-maintenance stock with depreciation still running, the right profile for an LRBA hold. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $625,500 | 55 |
| 2021-08-31 | $623,750 | 60 |
| 2021-09-30 | $627,750 | 66 |
| 2021-10-31 | $635,000 | 71 |
| 2021-11-30 | $690,000 | 77 |
| 2021-12-31 | $703,000 | 79 |
| 2022-01-31 | $752,000 | 79 |
| 2022-02-28 | $760,000 | 77 |
| 2022-03-31 | $775,000 | 73 |
| 2022-04-30 | $787,500 | 77 |
| 2022-05-31 | $815,000 | 76 |
| 2022-06-30 | $825,500 | 72 |
| 2022-07-31 | $840,000 | 69 |
| 2022-08-31 | $860,500 | 64 |
| 2022-09-30 | $877,500 | 64 |
| 2022-10-31 | $875,000 | 65 |
| 2022-11-30 | $877,500 | 58 |
| 2022-12-31 | $883,000 | 56 |
| 2023-01-31 | $895,500 | 54 |
| 2023-02-28 | $910,000 | 59 |
| 2023-03-31 | $905,000 | 63 |
| 2023-04-30 | $905,000 | 63 |
| 2023-05-31 | $929,000 | 61 |
| 2023-06-30 | $919,500 | 62 |
| 2023-07-31 | $944,500 | 64 |
| 2023-08-31 | $960,000 | 63 |
| 2023-09-30 | $910,000 | 61 |
| 2023-10-31 | $919,500 | 60 |
| 2023-11-30 | $910,000 | 62 |
| 2023-12-31 | $901,000 | 62 |
| 2024-01-31 | $900,000 | 60 |
| 2024-02-29 | $900,000 | 67 |
| 2024-03-31 | $900,000 | 65 |
| 2024-04-30 | $900,000 | 64 |
| 2024-05-31 | $895,000 | 67 |
| 2024-06-30 | $892,500 | 70 |
| 2024-07-31 | $886,000 | 70 |
| 2024-08-31 | $887,000 | 75 |
| 2024-09-30 | $890,000 | 79 |
| 2024-10-31 | $900,000 | 82 |
| 2024-11-30 | $900,000 | 81 |
| 2024-12-31 | $900,000 | 78 |
| 2025-01-31 | $900,000 | 77 |
| 2025-02-28 | $901,500 | 66 |
| 2025-03-31 | $903,000 | 65 |
| 2025-04-30 | $910,000 | 65 |
| 2025-05-31 | $935,000 | 63 |
| 2025-06-30 | $950,000 | 60 |
| 2025-07-31 | $973,500 | 58 |
| 2025-08-31 | $1,036,000 | 54 |
| 2025-09-30 | $1,046,000 | 50 |
| 2025-10-31 | $995,000 | 47 |
| 2025-11-30 | $1,036,000 | 46 |
| 2025-12-31 | $1,046,000 | 46 |
| 2026-01-31 | $1,050,000 | 48 |
| 2026-02-28 | $1,055,500 | 52 |
| 2026-03-31 | $1,060,000 | 57 |
| 2026-04-30 | $1,070,000 | 57 |
| 2026-05-31 | $1,085,000 | 56 |
| 2026-06-30 | $1,100,000 | 55 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $473/wk | 40 |
| 2021-08-31 | $480/wk | 41 |
| 2021-09-30 | $500/wk | 41 |
| 2021-10-31 | $500/wk | 47 |
| 2021-11-30 | $500/wk | 48 |
| 2021-12-31 | $500/wk | 48 |
| 2022-01-31 | $500/wk | 49 |
| 2022-02-28 | $525/wk | 52 |
| 2022-03-31 | $540/wk | 53 |
| 2022-04-30 | $525/wk | 59 |
| 2022-05-31 | $550/wk | 63 |
| 2022-06-30 | $550/wk | 61 |
| 2022-07-31 | $550/wk | 64 |
| 2022-08-31 | $550/wk | 64 |
| 2022-09-30 | $550/wk | 71 |
| 2022-10-31 | $565/wk | 73 |
| 2022-11-30 | $580/wk | 77 |
| 2022-12-31 | $590/wk | 77 |
| 2023-01-31 | $600/wk | 74 |
| 2023-02-28 | $600/wk | 74 |
| 2023-03-31 | $600/wk | 73 |
| 2023-04-30 | $600/wk | 70 |
| 2023-05-31 | $600/wk | 73 |
| 2023-06-30 | $600/wk | 82 |
| 2023-07-31 | $620/wk | 88 |
| 2023-08-31 | $620/wk | 99 |
| 2023-09-30 | $620/wk | 101 |
| 2023-10-31 | $625/wk | 104 |
| 2023-11-30 | $625/wk | 105 |
| 2023-12-31 | $625/wk | 111 |
| 2024-01-31 | $625/wk | 110 |
| 2024-02-29 | $625/wk | 111 |
| 2024-03-31 | $640/wk | 113 |
| 2024-04-30 | $650/wk | 122 |
| 2024-05-31 | $650/wk | 124 |
| 2024-06-30 | $650/wk | 122 |
| 2024-07-31 | $650/wk | 121 |
| 2024-08-31 | $650/wk | 118 |
| 2024-09-30 | $660/wk | 109 |
| 2024-10-31 | $670/wk | 102 |
| 2024-11-30 | $675/wk | 101 |
| 2024-12-31 | $675/wk | 99 |
| 2025-01-31 | $675/wk | 98 |
| 2025-02-28 | $680/wk | 97 |
| 2025-03-31 | $680/wk | 102 |
| 2025-04-30 | $680/wk | 95 |
| 2025-05-31 | $678/wk | 88 |
| 2025-06-30 | $685/wk | 90 |
| 2025-07-31 | $700/wk | 88 |
| 2025-08-31 | $700/wk | 83 |
| 2025-09-30 | $710/wk | 81 |
| 2025-10-31 | $710/wk | 82 |
| 2025-11-30 | $700/wk | 82 |
| 2025-12-31 | $700/wk | 83 |
| 2026-01-31 | $720/wk | 85 |
| 2026-02-28 | $720/wk | 88 |
| 2026-03-31 | $720/wk | 90 |
| 2026-04-30 | $720/wk | 90 |
| 2026-05-31 | $720/wk | 94 |
| 2026-06-30 | $720/wk | 91 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $1.16m | $1.25m | $1.02m | $1.49m |
| Median rent | $545/wk | $690/wk | $725/wk | — |
| Implied yield | 2.4% | 2.9% | 3.7% | — |
| Address | Sold price |
|---|---|
| 7 Ribblesdale Court, Joyner | $2,000,000 |
| 17 Amanda June Close, Joyner | $1,982,500 |
| 199 Youngs Crossing Road, Joyner | $1,600,000 |
| 10 April Court, Joyner | $1,525,000 |
| 27 Oxford Street, Joyner | $1,498,594 |
| 5 Barron Place, Joyner | $1,435,000 |
| 1 Marcia Belle Place, Joyner | $985,000 |
| 14 James Court, Joyner | $968,700 |
| 7 Coventry Lane, Joyner | $931,000 |
| 2 Snowdrop Street, Joyner | $920,000 |