The peninsula's only heavy-rail terminus (Redcliffe Peninsula line) plus Peninsula Fair and the hospital catchment — a genuine transport-and-amenity anchor — with the strongest price momentum on the peninsula (18% growth) and a built-out, scarce house market. Yield leads the peninsula core at ~3.5% on a 35% rental base.
Violent crime runs +43.6% above the QLD average (88th percentile) — higher tenant turnover and insurance — even though property crime sits below average and is trending down. The 1960s–80s core means repairs land on fund cash flow the LRBA can't relieve.
Storm-tide/SLR exposure (named in the 0.84m scenario) is the un-renovatable risk, and insurance is a direct fund-liquidity cost. The elevated violent-crime reputation can weigh on the tenant pool even where the streets themselves are quiet.
The best-rounded SMSF hold on the peninsula: rail terminus + scarcity + momentum + the deepest yield, suited to an income-plus-growth investor who screens tenants hard and buys post-2000 stock on a dry street. The crime signal is a screening cost, not a disqualifier.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 13.3% compound over 5 yrs, 18% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 3.5% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Named in the 0.84m SLR scenario (streets/properties inundated across Kippa-Ring); primary hazard is storm tide, not river flood. Confirm per lot via MBRC Flood Check. Coastal Risk Australia SLR mapping; MBRC |
| Crime | ✗ Bad | Violent crime 4,910/100k, +43.6% above the QLD average (88th percentile) — lifts tenant turnover and insurance; property crime sits below average and is trending down. OpenStats 2022–24 |
| Infrastructure | ✓ Good | Redcliffe Peninsula rail terminus + Peninsula Fair shopping centre + Kippa-Ring bus interchange; within Redcliffe Hospital's catchment. Translink; Metro North |
| Owner-occupier appeal | ◐ Mixed | 63% owned / 35% rented, 68% family households — balanced: resale depth plus a proven tenant pool. ABS via suburb page |
| New supply risk | ✓ Good | Infill only, no greenfield estate — built-out; land scarcity supports values. Housing supply pack |
| Distance to rail | ✓ Good | Kippa-Ring station — terminus of the Redcliffe Peninsula line (opened 2016), ~58 min to Roma St, ~12 min peak frequency. Translink |
| Housing stock & upkeep | ◐ Mixed | 1960s–80s core plus newer estate infill around the station — check each house's era; old stock drains fund cash under an LRBA. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $520,000 | 163 |
| 2021-08-31 | $525,000 | 165 |
| 2021-09-30 | $531,750 | 170 |
| 2021-10-31 | $540,000 | 170 |
| 2021-11-30 | $552,500 | 174 |
| 2021-12-31 | $565,000 | 174 |
| 2022-01-31 | $570,777 | 177 |
| 2022-02-28 | $588,750 | 174 |
| 2022-03-31 | $610,000 | 170 |
| 2022-04-30 | $622,500 | 167 |
| 2022-05-31 | $630,000 | 160 |
| 2022-06-30 | $650,000 | 145 |
| 2022-07-31 | $662,500 | 130 |
| 2022-08-31 | $687,500 | 126 |
| 2022-09-30 | $685,000 | 123 |
| 2022-10-31 | $700,000 | 113 |
| 2022-11-30 | $690,000 | 109 |
| 2022-12-31 | $687,500 | 108 |
| 2023-01-31 | $681,000 | 108 |
| 2023-02-28 | $680,000 | 101 |
| 2023-03-31 | $670,000 | 99 |
| 2023-04-30 | $660,000 | 97 |
| 2023-05-31 | $650,000 | 97 |
| 2023-06-30 | $650,000 | 100 |
| 2023-07-31 | $650,000 | 103 |
| 2023-08-31 | $650,000 | 114 |
| 2023-09-30 | $655,000 | 118 |
| 2023-10-31 | $661,500 | 122 |
| 2023-11-30 | $670,625 | 126 |
| 2023-12-31 | $670,000 | 125 |
| 2024-01-31 | $677,500 | 116 |
| 2024-02-29 | $685,000 | 115 |
| 2024-03-31 | $700,000 | 118 |
| 2024-04-30 | $720,000 | 127 |
| 2024-05-31 | $723,500 | 132 |
| 2024-06-30 | $725,000 | 133 |
| 2024-07-31 | $735,000 | 142 |
| 2024-08-31 | $740,000 | 134 |
| 2024-09-30 | $749,000 | 130 |
| 2024-10-31 | $755,250 | 138 |
| 2024-11-30 | $761,275 | 136 |
| 2024-12-31 | $772,500 | 138 |
| 2025-01-31 | $780,000 | 144 |
| 2025-02-28 | $785,000 | 147 |
| 2025-03-31 | $790,000 | 151 |
| 2025-04-30 | $800,000 | 151 |
| 2025-05-31 | $810,000 | 153 |
| 2025-06-30 | $815,000 | 160 |
| 2025-07-31 | $818,000 | 158 |
| 2025-08-31 | $825,000 | 155 |
| 2025-09-30 | $837,500 | 162 |
| 2025-10-31 | $860,000 | 164 |
| 2025-11-30 | $870,000 | 161 |
| 2025-12-31 | $877,500 | 163 |
| 2026-01-31 | $881,250 | 162 |
| 2026-02-28 | $890,000 | 163 |
| 2026-03-31 | $910,000 | 160 |
| 2026-04-30 | $925,000 | 154 |
| 2026-05-31 | $950,000 | 141 |
| 2026-06-30 | $961,875 | 126 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $420/wk | 131 |
| 2021-08-31 | $420/wk | 135 |
| 2021-09-30 | $425/wk | 138 |
| 2021-10-31 | $430/wk | 134 |
| 2021-11-30 | $430/wk | 134 |
| 2021-12-31 | $440/wk | 136 |
| 2022-01-31 | $440/wk | 135 |
| 2022-02-28 | $450/wk | 132 |
| 2022-03-31 | $450/wk | 134 |
| 2022-04-30 | $450/wk | 135 |
| 2022-05-31 | $450/wk | 131 |
| 2022-06-30 | $460/wk | 131 |
| 2022-07-31 | $460/wk | 129 |
| 2022-08-31 | $470/wk | 134 |
| 2022-09-30 | $475/wk | 133 |
| 2022-10-31 | $480/wk | 131 |
| 2022-11-30 | $485/wk | 140 |
| 2022-12-31 | $495/wk | 144 |
| 2023-01-31 | $500/wk | 148 |
| 2023-02-28 | $500/wk | 150 |
| 2023-03-31 | $515/wk | 145 |
| 2023-04-30 | $520/wk | 140 |
| 2023-05-31 | $520/wk | 145 |
| 2023-06-30 | $530/wk | 146 |
| 2023-07-31 | $530/wk | 152 |
| 2023-08-31 | $550/wk | 153 |
| 2023-09-30 | $550/wk | 153 |
| 2023-10-31 | $550/wk | 156 |
| 2023-11-30 | $550/wk | 161 |
| 2023-12-31 | $550/wk | 158 |
| 2024-01-31 | $550/wk | 151 |
| 2024-02-29 | $560/wk | 143 |
| 2024-03-31 | $568/wk | 146 |
| 2024-04-30 | $570/wk | 142 |
| 2024-05-31 | $570/wk | 144 |
| 2024-06-30 | $580/wk | 141 |
| 2024-07-31 | $585/wk | 140 |
| 2024-08-31 | $590/wk | 144 |
| 2024-09-30 | $600/wk | 144 |
| 2024-10-31 | $598/wk | 138 |
| 2024-11-30 | $595/wk | 144 |
| 2024-12-31 | $600/wk | 139 |
| 2025-01-31 | $600/wk | 139 |
| 2025-02-28 | $600/wk | 148 |
| 2025-03-31 | $600/wk | 146 |
| 2025-04-30 | $600/wk | 149 |
| 2025-05-31 | $600/wk | 157 |
| 2025-06-30 | $610/wk | 153 |
| 2025-07-31 | $610/wk | 148 |
| 2025-08-31 | $608/wk | 142 |
| 2025-09-30 | $610/wk | 149 |
| 2025-10-31 | $610/wk | 157 |
| 2025-11-30 | $620/wk | 157 |
| 2025-12-31 | $620/wk | 158 |
| 2026-01-31 | $620/wk | 163 |
| 2026-02-28 | $625/wk | 159 |
| 2026-03-31 | $630/wk | 153 |
| 2026-04-30 | $640/wk | 157 |
| 2026-05-31 | $650/wk | 154 |
| 2026-06-30 | $650/wk | 152 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $761k | $914k | $1.01m | $1.20m |
| Median rent | $520/wk | $635/wk | $680/wk | $720/wk |
| Implied yield | 3.6% | 3.6% | 3.5% | 3.1% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Hercules Road State School | Primary | Prep-6 | Government | 699 |
| Kippa-Ring State School | Primary | Prep-6 | Government | 277 |
| - | Primary | — | Catholic | — |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Bumper Bears Early Learning Centre | Meeting NQS | 4.8 ★ (25) | $106 |
| Sesame Lane Care & Kindergarten - Kippa Ring Anzac Avenue | Meeting NQS | — | POA |
| Sesame Lane Care & Kindergarten - Kippa Ring Regency Street | Exceeding NQS | — | POA |
| Sunrise Kids Early Education and Care - Kippa Ring | Meeting NQS | 4.8 ★ (36) | POA |
| Address | Sold price |
|---|---|
| 20 Dorothy Street, Kippa-Ring | $1,475,000 |
| 426 Anzac Avenue, Kippa-Ring | $1,420,000 |
| 20 Kurumba Street, Kippa-Ring | $1,340,000 |
| 3 Chelsea Street, Kippa-Ring | $1,272,000 |
| 16 Oleander Street, Kippa-Ring | $1,250,000 |
| 40 Kingsford Street, Kippa-Ring | $1,100,000 |
| 7 Kurumba Street, Kippa-Ring | $1,100,000 |
| 77 Kurumba Street, Kippa-Ring | $1,042,000 |
| 48 Amersham Street, Kippa-Ring | $880,000 |
| 38/48-54 Fleet Drive, Kippa-Ring | $685,000 |
| 1/13 Trafalgar Drive, Kippa-Ring | $681,000 |
| Address | B/B/C | Land | Price | vs Bed Med. | Suburb yield | Risk |
|---|---|---|---|---|---|---|
| 18 Prenter Cres | 4/2/3 | 607 m² | — | — | — | ⚠ Flood |
| 4 Prenter Cres | 4/2/2 | 635 m² | $849k | 84% | 4.2% | clear |