Closest hinterland locality to Caboolture (~15-18min) and on the protected Moreton Motorway corridor; rural-scarcity zoning caps supply.
A thin 5-sale market with prices down 22.7%; only 11% rented, and the headline $1,400/wk rent (+64.7%) rests on six listings — a volatile, unreliable income signal.
Large-acreage stock on septic/bore carries heavy upkeep the fund can't borrow to improve; per-lot flood status is unverified.
The yield mechanics flatter it, but the thin, falling-price market and noisy rent make it a weak SMSF hold — the motorway corridor is the only forward catalyst. Only for a fund comfortable with acreage risk, after verifying real leases.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 17.9% compound over 5 yrs, -22.7% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 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 | Rural locality ~15-18min from Caboolture on the protected Moreton Motorway (BHWA Stage 1) corridor; creek-flat exposure inferred, no verified per-suburb flood — check at address level. flood factpack; tmr.qld.gov.au 2024; MBRC Flood Check |
| Crime | ◐ Mixed | No suburb-level rate data (postcode 4506, Caboolture/Petrie divisions); adjacent corridor suburbs read below the QLD average — verify on the QPS crime map. QPS crime map (verify) |
| Infrastructure | ◐ Mixed | Close to Caboolture (~15-18min) with rail, hospital and Morayfield retail; sits on the protected Moreton Motorway (BHWA Stage 1) corridor — a future road catalyst, not current amenity. Transport factpack; tmr.qld.gov.au 2024 |
| Owner-occupier appeal | ✓ Good | 86% owned / 11% rented, 81% 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 | Rural zoning under the 75%-rural-preservation policy; no residential pipeline found — structural scarcity of new stock. supply factpack; MBRC planning scheme |
| Distance to rail | ✗ Bad | No station; nearest heavy rail Caboolture ~15-18min. Translink network |
| Housing stock & upkeep | ✗ Bad | Rural acreage (avg age 48) on septic/bore; the $1,400/wk median rent reflects a few large homes — big properties carry big, LRBA-uncovered upkeep. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $800,000 | 9 |
| 2021-08-31 | $800,000 | 7 |
| 2021-09-30 | $800,000 | 7 |
| 2021-10-31 | $808,500 | 8 |
| 2021-11-30 | $808,500 | 8 |
| 2021-12-31 | $808,500 | 8 |
| 2022-01-31 | $817,000 | 7 |
| 2022-02-28 | $817,000 | 5 |
| 2022-03-31 | $871,000 | 6 |
| 2022-04-30 | $925,000 | 5 |
| 2022-05-31 | $1,075,000 | 4 |
| 2022-06-30 | $1,237,500 | 2 |
| 2022-07-31 | $1,237,500 | 2 |
| 2022-08-31 | $1,237,500 | 2 |
| 2022-09-30 | $1,237,500 | 2 |
| 2022-10-31 | $1,225,000 | 1 |
| 2022-11-30 | $1,225,000 | 1 |
| 2022-12-31 | $1,225,000 | 1 |
| 2023-01-31 | $1,225,000 | 1 |
| 2023-02-28 | $1,225,000 | 1 |
| 2023-04-30 | $1,500,000 | 1 |
| 2023-05-31 | $1,500,000 | 1 |
| 2023-06-30 | $1,205,000 | 2 |
| 2023-07-31 | $1,500,000 | 3 |
| 2023-08-31 | $1,500,000 | 3 |
| 2023-09-30 | $1,500,000 | 3 |
| 2023-10-31 | $1,205,000 | 4 |
| 2023-11-30 | $1,205,000 | 4 |
| 2023-12-31 | $1,500,000 | 5 |
| 2024-01-31 | $1,501,000 | 6 |
| 2024-02-29 | $1,501,000 | 6 |
| 2024-03-31 | $1,502,000 | 7 |
| 2024-04-30 | $1,603,800 | 6 |
| 2024-05-31 | $1,705,600 | 7 |
| 2024-06-30 | $1,740,300 | 6 |
| 2024-07-31 | $1,845,150 | 6 |
| 2024-08-31 | $1,984,700 | 7 |
| 2024-09-30 | $1,984,700 | 7 |
| 2024-10-31 | $2,942,000 | 7 |
| 2024-11-30 | $2,463,350 | 8 |
| 2024-12-31 | $2,942,000 | 7 |
| 2025-01-31 | $2,942,000 | 7 |
| 2025-02-28 | $2,942,000 | 7 |
| 2025-03-31 | $2,950,650 | 6 |
| 2025-04-30 | $2,942,000 | 7 |
| 2025-05-31 | $2,296,000 | 6 |
| 2025-06-30 | $2,296,000 | 6 |
| 2025-07-31 | $1,650,000 | 5 |
| 2025-08-31 | $1,545,000 | 4 |
| 2025-09-30 | $1,545,000 | 4 |
| 2025-10-31 | $1,295,000 | 4 |
| 2025-11-30 | $1,400,000 | 4 |
| 2025-12-31 | $1,650,000 | 5 |
| 2026-01-31 | $1,462,000 | 4 |
| 2026-02-28 | $1,462,000 | 4 |
| 2026-03-31 | $1,350,000 | 5 |
| 2026-04-30 | $1,774,000 | 5 |
| 2026-05-31 | $1,774,000 | 5 |
| 2026-06-30 | $1,774,000 | 5 |
| Month | Value | Sample |
|---|---|---|
| 2022-06-30 | $1,500/wk | 1 |
| 2022-07-31 | $1,500/wk | 1 |
| 2022-08-31 | $995/wk | 2 |
| 2022-09-30 | $995/wk | 2 |
| 2022-10-31 | $995/wk | 2 |
| 2022-11-30 | $995/wk | 2 |
| 2022-12-31 | $1,000/wk | 3 |
| 2023-01-31 | $1,000/wk | 3 |
| 2023-02-28 | $1,000/wk | 3 |
| 2023-03-31 | $1,100/wk | 4 |
| 2023-04-30 | $1,100/wk | 4 |
| 2023-05-31 | $1,100/wk | 4 |
| 2023-06-30 | $745/wk | 4 |
| 2023-07-31 | $745/wk | 4 |
| 2023-08-31 | $1,000/wk | 3 |
| 2023-09-30 | $1,000/wk | 3 |
| 2023-10-31 | $800/wk | 5 |
| 2023-11-30 | $800/wk | 5 |
| 2023-12-31 | $800/wk | 5 |
| 2024-01-31 | $800/wk | 5 |
| 2024-02-29 | $760/wk | 6 |
| 2024-03-31 | $760/wk | 6 |
| 2024-04-30 | $760/wk | 6 |
| 2024-05-31 | $760/wk | 6 |
| 2024-06-30 | $760/wk | 6 |
| 2024-07-31 | $800/wk | 5 |
| 2024-08-31 | $800/wk | 5 |
| 2024-09-30 | $760/wk | 4 |
| 2024-10-31 | $650/wk | 2 |
| 2024-11-30 | $825/wk | 2 |
| 2024-12-31 | $825/wk | 2 |
| 2025-01-31 | $825/wk | 2 |
| 2025-02-28 | $825/wk | 2 |
| 2025-03-31 | $850/wk | 5 |
| 2025-04-30 | $850/wk | 5 |
| 2025-05-31 | $850/wk | 4 |
| 2025-06-30 | $850/wk | 4 |
| 2025-07-31 | $850/wk | 4 |
| 2025-08-31 | $850/wk | 4 |
| 2025-09-30 | $850/wk | 4 |
| 2025-10-31 | $850/wk | 5 |
| 2025-11-30 | $850/wk | 4 |
| 2025-12-31 | $850/wk | 5 |
| 2026-01-31 | $850/wk | 5 |
| 2026-02-28 | $975/wk | 8 |
| 2026-03-31 | $1,100/wk | 9 |
| 2026-04-30 | $1,200/wk | 7 |
| 2026-05-31 | $1,400/wk | 6 |
| 2026-06-30 | $1,400/wk | 6 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | — | $1k | $900k | $2.50m |
| Median rent | — | $1,000/wk | $1,000/wk | $1,000/wk |
| Implied yield | — | 5200.0% | 5.8% | 2.1% |
| Address | Sold price |
|---|---|
| 28 Melba Street, Moorina | $2,500,000 |
| 92 Collins Street, Moorina | $1,350,000 |