The capital-growth compounder: 13.4% five-year CAGR, 76% owner-occupied (the deepest resale market on the list), lowest crime, no floodplain — and 1995–2015 stock that keeps repairs, which an LRBA can't borrow for, near zero.
Cash flow is the price of quality: 3.5% yield at a $1m 4-bed means ongoing contribution top-ups at LRBA rates. Only 24% of homes are rentals — a thinner tenant pool — though 6.3% rent growth says demand outstrips that supply.
Nothing structural — the risk is arithmetic, not the asset: negative cash flow is trapped in the fund at 15% with no personal gearing offset, so the growth must out-run the drag.
The growth end of the SMSF barbell: long-hold compounding toward a 10%-then-0% CGT outcome, funded by top-ups. If the fund's contribution flow carries the gap comfortably, this is the quality hold; if cash flow is tight, Kallangur or Caboolture fit better. 12 favourites already here.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 13.4% compound over 5 yrs, 15.6% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 3.5% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ✓ Good | Elevated and outside the major river floodplains; minor creek lines only. Council flood mapping |
| Crime | ✓ Good | Among the corridor's safest (RedSuburbs severity rank ~10/100 nationally). QPS via RedSuburbs |
| Infrastructure | ◐ Mixed | Station and local shops; leans on Burpengary/North Lakes for major retail and services. editorial |
| Owner-occupier appeal | ✓ Good | 75% owned / 24% rented, 87% 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 | Estates largely built out; limited western infill remains. editorial |
| Distance to rail | ✓ Good | Narangba station on the Caboolture line. Translink network |
| Housing stock & upkeep | ✓ Good | Mostly 1995–2015 estate housing — low-maintenance stock. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $540,000 | 458 |
| 2021-08-31 | $553,200 | 474 |
| 2021-09-30 | $570,000 | 496 |
| 2021-10-31 | $585,000 | 506 |
| 2021-11-30 | $600,000 | 514 |
| 2021-12-31 | $620,000 | 517 |
| 2022-01-31 | $630,000 | 524 |
| 2022-02-28 | $650,000 | 532 |
| 2022-03-31 | $670,000 | 527 |
| 2022-04-30 | $690,000 | 525 |
| 2022-05-31 | $700,000 | 519 |
| 2022-06-30 | $720,000 | 519 |
| 2022-07-31 | $730,000 | 513 |
| 2022-08-31 | $747,500 | 494 |
| 2022-09-30 | $750,000 | 478 |
| 2022-10-31 | $750,000 | 459 |
| 2022-11-30 | $750,000 | 454 |
| 2022-12-31 | $750,000 | 430 |
| 2023-01-31 | $744,000 | 426 |
| 2023-02-28 | $748,500 | 418 |
| 2023-03-31 | $735,000 | 415 |
| 2023-04-30 | $722,000 | 415 |
| 2023-05-31 | $730,000 | 405 |
| 2023-06-30 | $722,000 | 400 |
| 2023-07-31 | $725,000 | 399 |
| 2023-08-31 | $727,500 | 390 |
| 2023-09-30 | $734,000 | 391 |
| 2023-10-31 | $740,000 | 398 |
| 2023-11-30 | $739,450 | 392 |
| 2023-12-31 | $740,000 | 396 |
| 2024-01-31 | $749,900 | 399 |
| 2024-02-29 | $750,000 | 395 |
| 2024-03-31 | $750,000 | 398 |
| 2024-04-30 | $760,000 | 399 |
| 2024-05-31 | $767,900 | 413 |
| 2024-06-30 | $780,000 | 409 |
| 2024-07-31 | $785,000 | 411 |
| 2024-08-31 | $794,000 | 431 |
| 2024-09-30 | $800,000 | 423 |
| 2024-10-31 | $801,250 | 414 |
| 2024-11-30 | $815,000 | 424 |
| 2024-12-31 | $825,000 | 429 |
| 2025-01-31 | $835,000 | 421 |
| 2025-02-28 | $840,000 | 424 |
| 2025-03-31 | $850,000 | 414 |
| 2025-04-30 | $855,000 | 413 |
| 2025-05-31 | $860,000 | 408 |
| 2025-06-30 | $865,275 | 416 |
| 2025-07-31 | $870,000 | 420 |
| 2025-08-31 | $885,000 | 408 |
| 2025-09-30 | $900,000 | 414 |
| 2025-10-31 | $905,000 | 422 |
| 2025-11-30 | $925,000 | 412 |
| 2025-12-31 | $931,550 | 409 |
| 2026-01-31 | $955,000 | 416 |
| 2026-02-28 | $970,000 | 411 |
| 2026-03-31 | $980,000 | 429 |
| 2026-04-30 | $988,250 | 422 |
| 2026-05-31 | $1,000,000 | 403 |
| 2026-06-30 | $1,000,000 | 374 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $440/wk | 349 |
| 2021-08-31 | $440/wk | 332 |
| 2021-09-30 | $450/wk | 339 |
| 2021-10-31 | $450/wk | 336 |
| 2021-11-30 | $450/wk | 341 |
| 2021-12-31 | $460/wk | 352 |
| 2022-01-31 | $460/wk | 348 |
| 2022-02-28 | $475/wk | 348 |
| 2022-03-31 | $480/wk | 347 |
| 2022-04-30 | $480/wk | 349 |
| 2022-05-31 | $490/wk | 345 |
| 2022-06-30 | $500/wk | 342 |
| 2022-07-31 | $500/wk | 350 |
| 2022-08-31 | $500/wk | 365 |
| 2022-09-30 | $520/wk | 366 |
| 2022-10-31 | $530/wk | 356 |
| 2022-11-30 | $540/wk | 369 |
| 2022-12-31 | $550/wk | 365 |
| 2023-01-31 | $550/wk | 366 |
| 2023-02-28 | $550/wk | 368 |
| 2023-03-31 | $550/wk | 388 |
| 2023-04-30 | $550/wk | 385 |
| 2023-05-31 | $550/wk | 391 |
| 2023-06-30 | $560/wk | 394 |
| 2023-07-31 | $560/wk | 401 |
| 2023-08-31 | $563/wk | 396 |
| 2023-09-30 | $570/wk | 389 |
| 2023-10-31 | $580/wk | 399 |
| 2023-11-30 | $585/wk | 405 |
| 2023-12-31 | $590/wk | 423 |
| 2024-01-31 | $593/wk | 434 |
| 2024-02-29 | $600/wk | 425 |
| 2024-03-31 | $600/wk | 422 |
| 2024-04-30 | $600/wk | 416 |
| 2024-05-31 | $600/wk | 428 |
| 2024-06-30 | $600/wk | 438 |
| 2024-07-31 | $600/wk | 434 |
| 2024-08-31 | $600/wk | 431 |
| 2024-09-30 | $610/wk | 431 |
| 2024-10-31 | $610/wk | 437 |
| 2024-11-30 | $620/wk | 422 |
| 2024-12-31 | $620/wk | 424 |
| 2025-01-31 | $620/wk | 415 |
| 2025-02-28 | $620/wk | 419 |
| 2025-03-31 | $620/wk | 421 |
| 2025-04-30 | $625/wk | 424 |
| 2025-05-31 | $630/wk | 429 |
| 2025-06-30 | $630/wk | 433 |
| 2025-07-31 | $630/wk | 436 |
| 2025-08-31 | $630/wk | 431 |
| 2025-09-30 | $640/wk | 444 |
| 2025-10-31 | $640/wk | 422 |
| 2025-11-30 | $650/wk | 420 |
| 2025-12-31 | $650/wk | 429 |
| 2026-01-31 | $650/wk | 422 |
| 2026-02-28 | $650/wk | 417 |
| 2026-03-31 | $650/wk | 419 |
| 2026-04-30 | $660/wk | 424 |
| 2026-05-31 | $660/wk | 434 |
| 2026-06-30 | $670/wk | 431 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $475 | $900k | $1m | $1.20m |
| Median rent | $475/wk | $610/wk | $675/wk | $900/wk |
| Implied yield | 5200.0% | 3.5% | 3.5% | 3.9% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Narangba Valley State School | Primary | Prep-6 | Government | 1,088 |
| Jinibara State School | Primary | Prep-6 | Government | 661 |
| Narangba State School | Primary | Prep-6 | Government | 619 |
| Narangba Valley State High School | Secondary | 7-12 | Government | 1,899 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| C&K Jinibara Community Kindergarten | Exceeding NQS | 5 ★ (5) | POA |
| Goodstart Early Learning Narangba | Meeting NQS | 5 ★ (26) | $131 |
| Kindulili Early Learning | Meeting NQS | 5 ★ (5) | $128 |
| Sesame Lane Care & Kindergarten - Narangba Banyan Street | Meeting NQS | 4.3 ★ (7) | POA |
| Sesame Lane Narangba Cottontree Drive | Meeting NQS | 4.8 ★ (21) | POA |
| Address | Sold price |
|---|---|
| 139 Raynbird Road, Narangba | $2,550,000 |
| 35 Totara Street, Narangba | $1,570,000 |
| 26 Yellow Robin Court, Narangba | $1,505,000 |
| 2 Palatial Cres, Narangba | $1,450,000 |
| 95 River Oak Way, Narangba | $1,450,000 |
| 9 Macdonald Drive, Narangba | $1,400,000 |
| 12 Areca Court, Narangba | $1,300,000 |
| 13 Florence Court, Narangba | $1,220,000 |
| 86 Hickory Drive, Narangba | $1,125,000 |
| 12 Blaxland Place, Narangba | $1,070,000 |
| LGA | Subregion | Suburb | Address | Fit ▼ | Sub. Score | B/B/C | Land | Land $/m² | vs Sub. land | Land Idx | Price | Estimate | vs Est. | vs Bed Med. | Est. Yield | Suburb Yield | Risk | REA link |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 14 Valleyview Street↗ | 7.6 | 6.6 | 4/2/2 | 600 m² | $1583 | ▲ 0% dearer | 7.0 | $950k | $979k | ▼ 3.0% below | 95% | 3.6% | 3.7% | clear | https://www.realestate.com.au/property-house-qld-narangba-151672944 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 4 Rosa Court↗ | 7.6 | 6.6 | 4/2/2 | 702 m² | $1282 | ▼ 19% cheaper | 8.2 | $900k | $901k | ▼ 0.1% below | 90% | 4.0% | 3.9% | clear | https://www.realestate.com.au/property-house-qld-narangba-151113064 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 46 Stark Drive↗ | 7.3 | 6.6 | 4/2/4 | 650 m² | $1475 | ▼ 7% cheaper | 7.2 | $959k | $954k | ▲ 0.5% above | 96% | 3.9% | 3.7% | clear | https://www.realestate.com.au/property-house-qld-narangba-151177384 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 7 Nicholas Close↗ | 7.2 | 6.6 | 4/2/2 | 600 m² | $1583 | ▲ 0% dearer | 7.0 | $950k | $959k | ▼ 0.9% below | 95% | 3.7% | 3.7% | clear | https://www.realestate.com.au/property-house-qld-narangba-151271860 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 10 Dougherty Close↗ | 6.9 | 6.6 | 4/2/2 | 601 m² | $1656 | ▲ 5% dearer | 6.5 | $995k | $988k | ▲ 0.7% above | 100% | 3.7% | 3.5% | clear | https://www.realestate.com.au/property-house-qld-narangba-151627184 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 60 Stark Drive↗ | 4.6 | 6.6 | 4/2/2 | 700 m² | $1421 | ▼ 10% cheaper | 7.1 | $995k | $1.01m | ▼ 1.9% below | 100% | 3.8% | 3.5% | ⚠ Flood | https://www.realestate.com.au/property-house-qld-narangba-151635916 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 10 Corymbia Close↗ | — | 6.6 | 4/2/2 | 625 m² | — | — | — | — | $1.03m | — | — | — | — | ⚠ Fire | https://www.realestate.com.au/property-house-qld-narangba-151783916 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 11 Belalie Court↗ | — | 6.6 | 4/2/2 | 668 m² | — | — | — | — | $949k | — | — | — | — | clear | https://www.realestate.com.au/property-house-qld-narangba-151560344 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 2 Kernel Road↗ | — | 6.6 | 4/2/2 | 600 m² | — | — | — | — | $974k | — | — | — | — | ⚠ Flood⚠ Fire | https://www.realestate.com.au/property-house-qld-narangba-151119356 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 2 Ringtail Court↗ | — | 6.6 | 4/2/2 | 700 m² | — | — | — | — | $1.07m | — | — | — | — | clear | https://www.realestate.com.au/property-house-qld-narangba-151769764 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 20 Forest Ridge Drive↗ | — | 6.6 | 4/2/2 | 650 m² | — | — | — | — | $968k | — | — | — | — | clear | https://www.realestate.com.au/property-house-qld-narangba-151461908 |
| City of Moreton Bay | Caboolture, Morayfield and Narangba corridor | Narangba | 8 Karalla Court↗ | — | 6.6 | 4/2/2 | 850 m² | — | — | — | — | $1.04m | — | — | — | — | clear | https://www.realestate.com.au/property-house-qld-narangba-151431036 |