A real employment anchor next door — the JBS beef plant (EST 384, ~565 jobs) — with low absolute crime (property odds 1 in 79), a 4.5% yield and strong headline momentum.
The market is tiny and illiquid (8 sales, 3 rental listings a year), only 20% is rented with no room-demand signal, so both entry pricing and exit are guesswork, and older working stock carries LRBA-unfundable repairs.
Small low-lying sections flood near the river/meatworks, and the whole thesis rests on a single industrial employer — concentration risk you cannot diversify away.
A yield-and-jobs story on paper undercut by a thin, illiquid market: only for an SMSF comfortable with an 8-sale-a-year suburb, on verified-dry ground with a genuine lease in place. The JBS anchor is the case; the illiquidity is the reason for caution.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 13.6% compound over 5 yrs, 33.5% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✓ Good | 4.5% gross — strong; can approach self-funding at LRBA rates. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Small low-lying sections flood; named among river-drainage-affected areas near the meatworks — street-dependent, check the council flood map. Capricorn Enterprise 2026 |
| Crime | ✓ Good | Low absolute crime — 36/1,000, rank 10/100, property odds 1 in 79; a small suburb near the JBS plant. RedSuburbs 2025 (QPS-derived) |
| Infrastructure | ◐ Mixed | Home of the JBS beef plant (EST 384, ~565 jobs) — a real local employment anchor — but thin residential amenity, ~8–10 min to the CBD, bus-served. Transport factpack; JBS Foods 2025 |
| Owner-occupier appeal | ✓ Good | 78% owned / 20% rented, 71% 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 | Older working suburb tied to the meatworks with no estate pipeline — scarcity by default, though the market is tiny. Supply factpack 2025 |
| Distance to rail | ✓ Good | No commuter rail; ~8–10 min to the CBD along Lakes Creek Rd, bus-served. Transport factpack (drive-time est.) |
| Housing stock & upkeep | ◐ Mixed | Older working-suburb stock near an industrial anchor — upkeep the LRBA cannot fund. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $367,500 | 8 |
| 2021-08-31 | $345,000 | 7 |
| 2021-09-30 | $345,000 | 7 |
| 2021-10-31 | $345,000 | 7 |
| 2021-11-30 | $345,000 | 7 |
| 2021-12-31 | $345,000 | 7 |
| 2022-01-31 | $285,000 | 8 |
| 2022-02-28 | $295,000 | 10 |
| 2022-03-31 | $280,000 | 9 |
| 2022-04-30 | $272,500 | 8 |
| 2022-05-31 | $265,000 | 7 |
| 2022-06-30 | $265,000 | 7 |
| 2022-07-31 | $265,000 | 7 |
| 2022-08-31 | $265,000 | 9 |
| 2022-09-30 | $272,500 | 10 |
| 2022-10-31 | $272,500 | 10 |
| 2022-11-30 | $272,500 | 10 |
| 2022-12-31 | $280,000 | 11 |
| 2023-01-31 | $329,500 | 8 |
| 2023-02-28 | $430,000 | 7 |
| 2023-03-31 | $430,000 | 9 |
| 2023-04-30 | $430,000 | 9 |
| 2023-05-31 | $430,000 | 9 |
| 2023-06-30 | $430,000 | 9 |
| 2023-07-31 | $385,000 | 11 |
| 2023-08-31 | $379,000 | 11 |
| 2023-09-30 | $289,000 | 11 |
| 2023-10-31 | $289,000 | 11 |
| 2023-11-30 | $334,000 | 12 |
| 2023-12-31 | $334,000 | 10 |
| 2024-01-31 | $334,000 | 10 |
| 2024-02-29 | $289,000 | 11 |
| 2024-03-31 | $309,500 | 10 |
| 2024-04-30 | $309,500 | 10 |
| 2024-05-31 | $289,000 | 13 |
| 2024-06-30 | $309,500 | 14 |
| 2024-07-31 | $309,500 | 12 |
| 2024-08-31 | $317,500 | 12 |
| 2024-09-30 | $330,000 | 11 |
| 2024-10-31 | $435,000 | 13 |
| 2024-11-30 | $435,000 | 13 |
| 2024-12-31 | $475,000 | 15 |
| 2025-01-31 | $475,000 | 17 |
| 2025-02-28 | $455,000 | 16 |
| 2025-03-31 | $511,250 | 15 |
| 2025-04-30 | $511,250 | 17 |
| 2025-05-31 | $513,125 | 16 |
| 2025-06-30 | $515,000 | 17 |
| 2025-07-31 | $513,125 | 18 |
| 2025-08-31 | $513,125 | 16 |
| 2025-09-30 | $515,000 | 17 |
| 2025-10-31 | $520,000 | 15 |
| 2025-11-30 | $517,500 | 14 |
| 2025-12-31 | $465,000 | 13 |
| 2026-01-31 | $492,500 | 12 |
| 2026-02-28 | $520,000 | 11 |
| 2026-03-31 | $532,000 | 11 |
| 2026-04-30 | $675,000 | 11 |
| 2026-05-31 | $700,000 | 9 |
| 2026-06-30 | $687,500 | 8 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $370/wk | 3 |
| 2021-08-31 | $370/wk | 3 |
| 2021-09-30 | $370/wk | 3 |
| 2021-10-31 | $410/wk | 2 |
| 2021-11-30 | $380/wk | 3 |
| 2021-12-31 | $380/wk | 3 |
| 2022-01-31 | $380/wk | 3 |
| 2022-02-28 | $380/wk | 1 |
| 2022-03-31 | $400/wk | 3 |
| 2022-04-30 | $400/wk | 3 |
| 2022-05-31 | $425/wk | 4 |
| 2022-06-30 | $425/wk | 4 |
| 2022-07-31 | $425/wk | 4 |
| 2022-08-31 | $425/wk | 4 |
| 2022-09-30 | $425/wk | 4 |
| 2022-10-31 | $425/wk | 4 |
| 2022-11-30 | $450/wk | 3 |
| 2022-12-31 | $450/wk | 4 |
| 2023-01-31 | $450/wk | 5 |
| 2023-02-28 | $450/wk | 5 |
| 2023-03-31 | $475/wk | 4 |
| 2023-04-30 | $460/wk | 5 |
| 2023-05-31 | $500/wk | 4 |
| 2023-06-30 | $500/wk | 4 |
| 2023-07-31 | $500/wk | 4 |
| 2023-08-31 | $500/wk | 4 |
| 2023-09-30 | $500/wk | 5 |
| 2023-10-31 | $500/wk | 5 |
| 2023-11-30 | $500/wk | 5 |
| 2023-12-31 | $500/wk | 5 |
| 2024-01-31 | $500/wk | 5 |
| 2024-02-29 | $480/wk | 4 |
| 2024-03-31 | $480/wk | 4 |
| 2024-04-30 | $500/wk | 3 |
| 2024-05-31 | $500/wk | 3 |
| 2024-06-30 | $450/wk | 4 |
| 2024-07-31 | $450/wk | 4 |
| 2024-08-31 | $400/wk | 3 |
| 2024-09-30 | $400/wk | 3 |
| 2024-10-31 | $523/wk | 2 |
| 2024-11-30 | $500/wk | 5 |
| 2024-12-31 | $488/wk | 6 |
| 2025-01-31 | $475/wk | 5 |
| 2025-02-28 | $475/wk | 5 |
| 2025-03-31 | $478/wk | 6 |
| 2025-04-30 | $478/wk | 6 |
| 2025-05-31 | $478/wk | 6 |
| 2025-06-30 | $490/wk | 6 |
| 2025-07-31 | $490/wk | 6 |
| 2025-08-31 | $490/wk | 6 |
| 2025-09-30 | $490/wk | 6 |
| 2025-10-31 | $490/wk | 6 |
| 2025-11-30 | $480/wk | 5 |
| 2025-12-31 | $480/wk | 3 |
| 2026-01-31 | $490/wk | 4 |
| 2026-02-28 | $490/wk | 4 |
| 2026-03-31 | $490/wk | 4 |
| 2026-04-30 | $490/wk | 4 |
| 2026-05-31 | $500/wk | 3 |
| 2026-06-30 | $600/wk | 3 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | — | $604k | $796k | — |
| Median rent | — | $570/wk | $600/wk | — |
| Implied yield | — | 4.9% | 3.9% | — |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Lakes Creek State School | Primary | Prep-6 | Government | 155 |
| Address | Sold price |
|---|---|
| 610 Montgomerie Street, Lakes Creek | $800,000 |
| 35 Dorly Street, Lakes Creek | $775,000 |
| 446B Paterson Street, Lakes Creek | $700,000 |
| 8A Mackay Street, Lakes Creek | $686,000 |
| 435 Rockonia Road, Lakes Creek | $620,000 |
| 24 Vesty Street, Lakes Creek | $532,000 |
| 14 Mackay Street, Lakes Creek | $510,000 |
| 432 Paterson Street, Lakes Creek | $505,000 |