The best yield signal in the group — ~5.0% on a $1.015m median, with 16.8% five-year rent CAGR and a $975/wk median rent; rural zoning inside/adjacent D'Aguilar National Park locks up new supply entirely.
The market is thin (7 sales, 10% rented), price growth is flat (1.5%), and the 39.3% rent 'growth' rests on just four listings — a noisy signal. No rail and a 30-40min mountain drive to Caboolture cap the tenant pool.
Bushfire-interface forest, landslip and road-isolation are the structural risks here, not river flood — all of which lift insurance and can cut a tenant off when the range roads close. Older acreage on septic and tank water adds upkeep the fund can't borrow to cover.
A high-yield-on-paper range locality whose thin market, bushfire exposure and remoteness make it a niche hold at best — suited only to an SMSF comfortable with acreage risk and volatile rents. The yield is the whole case; verify it against real leases before relying on it.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 8.9% compound over 5 yrs, 1.5% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✓ Good | 5.0% gross — strong; can approach self-funding at LRBA rates. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Range/plateau locality forming the northern section of D'Aguilar National Park; low riverine flood but real bushfire-interface plus landslip and road-isolation exposure — a climate/insurance risk rather than a river one. D'Aguilar National Park (parks.desi.qld.gov.au); MBRC road-closure reports 2022 |
| Crime | ◐ Mixed | No suburb-level rate data (Woodford/Kilcoy police divisions); rural range setting with neighbours reading below the QLD average — verify on the QPS crime map. QPS crime map (verify) |
| Infrastructure | ✗ Bad | Remote range locality ~30-40min to Caboolture; no town centre, rail or hospital, and winding mountain roads are the only access. Transport factpack |
| Owner-occupier appeal | ✓ Good | 86% owned / 10% rented, 70% 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 | Within/adjacent D'Aguilar National Park and rural-zoned — effectively no development capacity; structural scarcity of new stock. supply factpack; MBRC planning scheme |
| Distance to rail | ✗ Bad | No station; nearest heavy rail Caboolture ~30-40min via winding range roads. Translink network |
| Housing stock & upkeep | ✗ Bad | Predominantly older acreage/lifestyle blocks (avg age 52) on septic and tank water with bushfire-hardening needs — heavy, LRBA-uncovered upkeep. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $667,500 | 6 |
| 2021-08-31 | $667,500 | 6 |
| 2021-09-30 | $667,500 | 6 |
| 2021-10-31 | $550,000 | 5 |
| 2021-11-30 | $607,500 | 6 |
| 2021-12-31 | $559,000 | 7 |
| 2022-01-31 | $625,000 | 10 |
| 2022-02-28 | $625,000 | 8 |
| 2022-03-31 | $665,000 | 7 |
| 2022-04-30 | $665,000 | 7 |
| 2022-05-31 | $722,500 | 8 |
| 2022-06-30 | $722,500 | 10 |
| 2022-07-31 | $722,500 | 10 |
| 2022-08-31 | $780,000 | 9 |
| 2022-09-30 | $1,000,000 | 10 |
| 2022-10-31 | $1,000,000 | 10 |
| 2022-11-30 | $1,260,000 | 10 |
| 2022-12-31 | $1,220,000 | 11 |
| 2023-01-31 | $1,260,000 | 8 |
| 2023-02-28 | $1,260,000 | 8 |
| 2023-03-31 | $830,000 | 9 |
| 2023-04-30 | $830,000 | 9 |
| 2023-05-31 | $725,000 | 9 |
| 2023-06-30 | $725,000 | 7 |
| 2023-07-31 | $725,000 | 7 |
| 2023-08-31 | $725,000 | 7 |
| 2023-09-30 | $660,000 | 6 |
| 2023-10-31 | $660,000 | 6 |
| 2023-11-30 | $725,000 | 7 |
| 2023-12-31 | $755,000 | 5 |
| 2024-01-31 | $755,000 | 5 |
| 2024-02-29 | $755,000 | 5 |
| 2024-03-31 | $740,000 | 4 |
| 2024-04-30 | $755,000 | 5 |
| 2024-05-31 | $775,763 | 4 |
| 2024-06-30 | $796,525 | 5 |
| 2024-07-31 | $775,763 | 8 |
| 2024-08-31 | $796,525 | 9 |
| 2024-09-30 | $805,763 | 10 |
| 2024-10-31 | $815,000 | 11 |
| 2024-11-30 | $890,000 | 9 |
| 2024-12-31 | $909,000 | 10 |
| 2025-01-31 | $909,000 | 10 |
| 2025-02-28 | $909,000 | 10 |
| 2025-03-31 | $964,000 | 10 |
| 2025-04-30 | $945,000 | 10 |
| 2025-05-31 | $945,000 | 10 |
| 2025-06-30 | $1,000,000 | 9 |
| 2025-07-31 | $1,000,000 | 9 |
| 2025-08-31 | $1,000,000 | 9 |
| 2025-09-30 | $945,000 | 8 |
| 2025-10-31 | $1,000,000 | 7 |
| 2025-11-30 | $980,975 | 8 |
| 2025-12-31 | $961,950 | 7 |
| 2026-01-31 | $980,975 | 8 |
| 2026-02-28 | $1,000,000 | 9 |
| 2026-03-31 | $988,475 | 8 |
| 2026-04-30 | $1,015,000 | 7 |
| 2026-05-31 | $1,015,000 | 7 |
| 2026-06-30 | $1,015,000 | 7 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $455/wk | 6 |
| 2021-08-31 | $455/wk | 6 |
| 2021-09-30 | $455/wk | 6 |
| 2021-10-31 | $510/wk | 5 |
| 2021-11-30 | $510/wk | 5 |
| 2021-12-31 | $530/wk | 6 |
| 2022-01-31 | $545/wk | 6 |
| 2022-02-28 | $510/wk | 5 |
| 2022-03-31 | $510/wk | 5 |
| 2022-04-30 | $510/wk | 5 |
| 2022-05-31 | $510/wk | 5 |
| 2022-06-30 | $510/wk | 5 |
| 2022-07-31 | $510/wk | 5 |
| 2022-08-31 | $480/wk | 6 |
| 2022-09-30 | $480/wk | 6 |
| 2022-10-31 | $480/wk | 6 |
| 2022-11-30 | $545/wk | 6 |
| 2022-12-31 | $545/wk | 6 |
| 2023-01-31 | $510/wk | 5 |
| 2023-02-28 | $500/wk | 4 |
| 2023-03-31 | $565/wk | 6 |
| 2023-04-30 | $565/wk | 6 |
| 2023-05-31 | $565/wk | 6 |
| 2023-06-30 | $565/wk | 6 |
| 2023-07-31 | $550/wk | 7 |
| 2023-08-31 | $540/wk | 6 |
| 2023-09-30 | $580/wk | 5 |
| 2023-10-31 | $615/wk | 6 |
| 2023-11-30 | $580/wk | 5 |
| 2023-12-31 | $580/wk | 5 |
| 2024-01-31 | $580/wk | 5 |
| 2024-02-29 | $615/wk | 6 |
| 2024-03-31 | $615/wk | 6 |
| 2024-04-30 | $598/wk | 6 |
| 2024-05-31 | $675/wk | 6 |
| 2024-06-30 | $675/wk | 6 |
| 2024-07-31 | $675/wk | 6 |
| 2024-08-31 | $700/wk | 7 |
| 2024-09-30 | $700/wk | 7 |
| 2024-10-31 | $700/wk | 8 |
| 2024-11-30 | $700/wk | 8 |
| 2024-12-31 | $700/wk | 7 |
| 2025-01-31 | $700/wk | 8 |
| 2025-02-28 | $700/wk | 8 |
| 2025-03-31 | $708/wk | 8 |
| 2025-04-30 | $700/wk | 9 |
| 2025-05-31 | $700/wk | 9 |
| 2025-06-30 | $700/wk | 7 |
| 2025-07-31 | $700/wk | 7 |
| 2025-08-31 | $708/wk | 8 |
| 2025-09-30 | $708/wk | 8 |
| 2025-10-31 | $708/wk | 8 |
| 2025-11-30 | $755/wk | 6 |
| 2025-12-31 | $715/wk | 5 |
| 2026-01-31 | $755/wk | 6 |
| 2026-02-28 | $823/wk | 6 |
| 2026-03-31 | $975/wk | 4 |
| 2026-04-30 | $975/wk | 4 |
| 2026-05-31 | $975/wk | 4 |
| 2026-06-30 | $975/wk | 4 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $820k | $858k | $1.32m | $1.68m |
| Median rent | — | $850/wk | $975/wk | $1,000/wk |
| Implied yield | — | 5.2% | 3.8% | 3.1% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Mount Mee State School | Primary | Prep-6 | Government | 62 |
| Address | Sold price |
|---|---|
| 885-935 Mt Mee Road, Mount Mee | $1,800,000 |
| 272 Robinson Road, Mount Mee | $1,050,000 |