Rural scarcity and low reported activity — but under the SMSF lens these serve resale sentiment, not income.
The market barely functions for an investor: 5 sales in a year, a 285-person population, only 13% of homes rented and prices down 1.8% over the year — no tenant pool and no liquidity, with a 4.1% yield that can't be relied on.
Old large-lot rural stock on septic (median age 44) is the highest-upkeep profile for a fund that can't borrow to improve, and the sole structural prospect — the future BHWA/Moreton Motorway Stage 4 corridor — is long-dated and could cut either way on amenity.
Too thin and illiquid to underwrite as an SMSF investment; the numbers don't support a tenant-dependent, cash-flow-sensitive LRBA hold. Pass.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 9.3% compound over 5 yrs, -1.8% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 4.1% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Tiny rural locality with no suburb-level flood data; upper-catchment/creek-flat exposure inferred only — a per-lot MBRC Flood Check is essential. MBRC flood mapping; FloodCheck Qld (no discrete data) |
| Crime | ◐ Mixed | No reliable suburb-level crime data (population 285); the surrounding Caboolture rural fringe reads mixed — check the live QPS map at the address. Crime factpack (Moodlu UNCERTAIN); QPS Online Crime Map |
| Infrastructure | ✗ Bad | Rural, no local retail or services; entirely dependent on Caboolture ~10 min; the only structural prospect is the future BHWA/Moreton Motorway Stage 4 corridor. Transport factpack (BHWA Stage 4, Moodlu–Beerburrum) |
| Owner-occupier appeal | ✓ Good | 86% owned / 14% rented, 75% 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 | Rural zoning means minimal current supply, but the scarcity reflects thin demand rather than a premium constraint, and the future Moreton Motorway corridor could reshape zoning. Housing-supply factpack; TMR (BHWA Stage 4) |
| Distance to rail | ◐ Mixed | No station; Caboolture station ~10 min drive. Translink; Transport factpack |
| Housing stock & upkeep | ✗ Bad | Old, large-lot rural stock (median age 44) on septic/tank — the highest-upkeep profile for a fund that can't borrow to improve. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $700,000 | 1 |
| 2021-08-31 | $842,500 | 2 |
| 2021-09-30 | $842,500 | 2 |
| 2021-10-31 | $985,000 | 3 |
| 2021-11-30 | $985,000 | 3 |
| 2021-12-31 | $985,000 | 3 |
| 2022-01-31 | $892,500 | 4 |
| 2022-02-28 | $892,500 | 4 |
| 2022-03-31 | $892,500 | 4 |
| 2022-04-30 | $985,000 | 3 |
| 2022-05-31 | $985,000 | 3 |
| 2022-06-30 | $980,000 | 4 |
| 2022-07-31 | $980,000 | 4 |
| 2022-08-31 | $975,000 | 3 |
| 2022-09-30 | $975,000 | 3 |
| 2022-10-31 | $965,000 | 3 |
| 2022-11-30 | $965,000 | 3 |
| 2022-12-31 | $965,000 | 3 |
| 2023-01-31 | $965,000 | 3 |
| 2023-02-28 | $965,000 | 3 |
| 2023-03-31 | $965,000 | 3 |
| 2023-04-30 | $965,000 | 3 |
| 2023-05-31 | $965,000 | 3 |
| 2023-06-30 | $965,000 | 3 |
| 2023-07-31 | $965,000 | 3 |
| 2023-08-31 | $965,000 | 3 |
| 2023-09-30 | $970,000 | 4 |
| 2023-10-31 | $975,000 | 3 |
| 2023-11-30 | $975,000 | 3 |
| 2023-12-31 | $975,000 | 3 |
| 2024-01-31 | $1,160,000 | 3 |
| 2024-02-29 | $1,160,000 | 3 |
| 2024-03-31 | $1,160,000 | 3 |
| 2024-04-30 | $1,160,000 | 3 |
| 2024-05-31 | $1,160,000 | 3 |
| 2024-06-30 | $1,067,500 | 2 |
| 2024-07-31 | $975,000 | 5 |
| 2024-08-31 | $975,000 | 5 |
| 2024-09-30 | $1,160,000 | 5 |
| 2024-10-31 | $1,160,000 | 5 |
| 2024-11-30 | $1,160,000 | 5 |
| 2024-12-31 | $1,160,000 | 5 |
| 2025-01-31 | $1,110,000 | 4 |
| 2025-02-28 | $1,209,000 | 5 |
| 2025-03-31 | $1,209,000 | 5 |
| 2025-04-30 | $1,209,000 | 5 |
| 2025-05-31 | $1,104,500 | 6 |
| 2025-06-30 | $1,104,500 | 6 |
| 2025-07-31 | $1,209,000 | 3 |
| 2025-08-31 | $1,209,000 | 3 |
| 2025-09-30 | $1,180,000 | 3 |
| 2025-10-31 | $1,090,000 | 4 |
| 2025-11-30 | $1,085,000 | 5 |
| 2025-12-31 | $1,085,000 | 5 |
| 2026-01-31 | $1,085,000 | 5 |
| 2026-02-28 | $1,085,000 | 5 |
| 2026-03-31 | $1,077,000 | 6 |
| 2026-04-30 | $1,077,000 | 6 |
| 2026-05-31 | $1,085,000 | 5 |
| 2026-06-30 | $1,085,000 | 5 |
| Month | Value | Sample |
|---|---|---|
| 2022-04-30 | $760/wk | 1 |
| 2022-05-31 | $760/wk | 1 |
| 2022-06-30 | $760/wk | 1 |
| 2022-07-31 | $760/wk | 1 |
| 2022-08-31 | $760/wk | 1 |
| 2022-09-30 | $760/wk | 1 |
| 2022-10-31 | $760/wk | 1 |
| 2022-11-30 | $760/wk | 1 |
| 2022-12-31 | $760/wk | 1 |
| 2023-01-31 | $760/wk | 1 |
| 2023-02-28 | $760/wk | 1 |
| 2023-03-31 | $760/wk | 1 |
| 2023-04-30 | $760/wk | 1 |
| 2025-07-31 | $800/wk | 1 |
| 2025-08-31 | $800/wk | 1 |
| 2025-09-30 | $700/wk | 2 |
| 2025-10-31 | $700/wk | 2 |
| 2025-11-30 | $800/wk | 3 |
| 2025-12-31 | $800/wk | 3 |
| 2026-01-31 | $825/wk | 4 |
| 2026-02-28 | $825/wk | 4 |
| 2026-03-31 | $825/wk | 4 |
| 2026-04-30 | $850/wk | 5 |
| 2026-05-31 | $850/wk | 5 |
| 2026-06-30 | $850/wk | 5 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | — | $1.08m | $1.35m | $900 |
| Median rent | — | $725/wk | $900/wk | $900/wk |
| Implied yield | — | 3.5% | 3.5% | 5200.0% |
| Address | Sold price |
|---|---|
| 143-145 Cayenne Road, Moodlu | $1,350,000 |
| 95-97 Cayenne Road, Moodlu | $1,069,000 |