The subregion's best future profile: flood-free, modern (light-repair) stock, supply-constrained infill, and a direct demand anchor in CQUniversity's main campus and Stockland's regional centre — the strongest employment/education pull in the north.
The income side is only moderate — a 4.4% yield and a thinner 29% rental base (2:1 room demand) at a $751k median — so cash flow leans on the region's tight vacancy rather than a deep tenant pool.
No structural hazard to renovate away; the honest caveat is above-average burglary and vehicle theft behind the retail-inflated headline, a modest insurance loading rather than a hotspot gate.
The quality-and-growth hold for a contribution-strong SMSF: modern stock and a CQU/Stockland demand anchor carry a future-weighted case, with the trade being a mid-4% yield today for durable, flood-free, supply-scarce growth.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 13.1% compound over 5 yrs, 17.5% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 4.4% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ✓ Good | Elevated modern-housing suburb that 'doesn't flood much' — effectively flood-free. Somersoft; RRC flood maps |
| Crime | ◐ Mixed | Headline rate (93/1,000) is inflated by the Stockland retail precinct; the 126 burglaries and 55 vehicle thefts are real and above-average for a family suburb, though not hotspot-level (property odds 1 in 18). RedSuburbs 2025 (QPS-derived) |
| Infrastructure | ✓ Good | The subregion's strongest amenity anchor — hosts CQUniversity's headquarters campus and Stockland Rockhampton (regional mall + northern bus interchange), ~10–12 min to the CBD on Yaamba Rd. Transport factpack; CQU; Stockland 2025 |
| Owner-occupier appeal | ✓ Good | 70% owned / 29% rented, 74% 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 | Premium infill suburb, supply-constrained with little raw greenfield — scarcity supports established-house values. Supply factpack 2025 |
| Distance to rail | ✓ Good | No commuter rail; strong transport position — hosts the northern bus interchange on the Yaamba Rd arterial, ~10–12 min to the CBD. Transport factpack (drive-time est.) |
| Housing stock & upkeep | ✓ Good | Predominantly modern housing — the lightest repair load in the subregion, which matters when the LRBA cannot fund improvements. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $410,000 | 231 |
| 2021-08-31 | $410,000 | 232 |
| 2021-09-30 | $410,000 | 234 |
| 2021-10-31 | $412,000 | 234 |
| 2021-11-30 | $410,000 | 247 |
| 2021-12-31 | $405,000 | 249 |
| 2022-01-31 | $410,000 | 251 |
| 2022-02-28 | $410,000 | 259 |
| 2022-03-31 | $415,000 | 269 |
| 2022-04-30 | $423,750 | 262 |
| 2022-05-31 | $425,000 | 254 |
| 2022-06-30 | $430,000 | 243 |
| 2022-07-31 | $433,000 | 245 |
| 2022-08-31 | $440,500 | 244 |
| 2022-09-30 | $440,000 | 242 |
| 2022-10-31 | $440,000 | 249 |
| 2022-11-30 | $455,000 | 240 |
| 2022-12-31 | $460,000 | 245 |
| 2023-01-31 | $470,000 | 245 |
| 2023-02-28 | $480,500 | 240 |
| 2023-03-31 | $480,000 | 233 |
| 2023-04-30 | $480,000 | 244 |
| 2023-05-31 | $485,000 | 248 |
| 2023-06-30 | $486,500 | 258 |
| 2023-07-31 | $490,000 | 256 |
| 2023-08-31 | $495,000 | 259 |
| 2023-09-30 | $505,000 | 262 |
| 2023-10-31 | $505,000 | 261 |
| 2023-11-30 | $500,000 | 258 |
| 2023-12-31 | $505,000 | 251 |
| 2024-01-31 | $517,555 | 251 |
| 2024-02-29 | $519,000 | 243 |
| 2024-03-31 | $530,000 | 233 |
| 2024-04-30 | $542,750 | 234 |
| 2024-05-31 | $546,000 | 221 |
| 2024-06-30 | $558,000 | 214 |
| 2024-07-31 | $565,000 | 216 |
| 2024-08-31 | $572,000 | 209 |
| 2024-09-30 | $579,500 | 201 |
| 2024-10-31 | $595,000 | 199 |
| 2024-11-30 | $605,000 | 196 |
| 2024-12-31 | $610,000 | 191 |
| 2025-01-31 | $610,000 | 189 |
| 2025-02-28 | $616,000 | 193 |
| 2025-03-31 | $623,000 | 192 |
| 2025-04-30 | $630,000 | 177 |
| 2025-05-31 | $630,000 | 186 |
| 2025-06-30 | $639,250 | 192 |
| 2025-07-31 | $653,500 | 196 |
| 2025-08-31 | $666,500 | 197 |
| 2025-09-30 | $682,450 | 204 |
| 2025-10-31 | $685,000 | 201 |
| 2025-11-30 | $690,000 | 203 |
| 2025-12-31 | $691,000 | 204 |
| 2026-01-31 | $710,000 | 201 |
| 2026-02-28 | $721,000 | 201 |
| 2026-03-31 | $727,500 | 196 |
| 2026-04-30 | $730,532 | 191 |
| 2026-05-31 | $751,000 | 189 |
| 2026-06-30 | $751,445 | 174 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $460/wk | 118 |
| 2021-08-31 | $460/wk | 120 |
| 2021-09-30 | $470/wk | 125 |
| 2021-10-31 | $470/wk | 128 |
| 2021-11-30 | $470/wk | 138 |
| 2021-12-31 | $470/wk | 141 |
| 2022-01-31 | $470/wk | 145 |
| 2022-02-28 | $470/wk | 149 |
| 2022-03-31 | $475/wk | 150 |
| 2022-04-30 | $480/wk | 148 |
| 2022-05-31 | $480/wk | 143 |
| 2022-06-30 | $480/wk | 141 |
| 2022-07-31 | $490/wk | 138 |
| 2022-08-31 | $490/wk | 135 |
| 2022-09-30 | $495/wk | 126 |
| 2022-10-31 | $490/wk | 120 |
| 2022-11-30 | $490/wk | 122 |
| 2022-12-31 | $500/wk | 114 |
| 2023-01-31 | $500/wk | 115 |
| 2023-02-28 | $500/wk | 123 |
| 2023-03-31 | $500/wk | 125 |
| 2023-04-30 | $505/wk | 126 |
| 2023-05-31 | $510/wk | 139 |
| 2023-06-30 | $520/wk | 152 |
| 2023-07-31 | $520/wk | 161 |
| 2023-08-31 | $535/wk | 166 |
| 2023-09-30 | $540/wk | 177 |
| 2023-10-31 | $540/wk | 180 |
| 2023-11-30 | $550/wk | 187 |
| 2023-12-31 | $550/wk | 187 |
| 2024-01-31 | $550/wk | 196 |
| 2024-02-29 | $555/wk | 198 |
| 2024-03-31 | $560/wk | 193 |
| 2024-04-30 | $560/wk | 195 |
| 2024-05-31 | $560/wk | 195 |
| 2024-06-30 | $560/wk | 194 |
| 2024-07-31 | $570/wk | 192 |
| 2024-08-31 | $570/wk | 193 |
| 2024-09-30 | $580/wk | 199 |
| 2024-10-31 | $580/wk | 193 |
| 2024-11-30 | $580/wk | 202 |
| 2024-12-31 | $580/wk | 198 |
| 2025-01-31 | $600/wk | 195 |
| 2025-02-28 | $600/wk | 194 |
| 2025-03-31 | $600/wk | 202 |
| 2025-04-30 | $600/wk | 208 |
| 2025-05-31 | $600/wk | 210 |
| 2025-06-30 | $600/wk | 213 |
| 2025-07-31 | $600/wk | 210 |
| 2025-08-31 | $600/wk | 212 |
| 2025-09-30 | $600/wk | 208 |
| 2025-10-31 | $600/wk | 206 |
| 2025-11-30 | $600/wk | 200 |
| 2025-12-31 | $600/wk | 198 |
| 2026-01-31 | $620/wk | 196 |
| 2026-02-28 | $620/wk | 193 |
| 2026-03-31 | $620/wk | 194 |
| 2026-04-30 | $620/wk | 190 |
| 2026-05-31 | $625/wk | 180 |
| 2026-06-30 | $630/wk | 181 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $475k | $625k | $800k | $865k |
| Median rent | $500/wk | $570/wk | $680/wk | $640/wk |
| Implied yield | 5.5% | 4.7% | 4.4% | 3.8% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| St Anthony's Catholic Primary School | Primary | Prep-6 | Catholic | 562 |
| Lighthouse Christian School | Primary | Prep-12 | Independent | 465 |
| Lighthouse Christian School | Secondary | Prep-12 | Independent | 465 |
| - | Secondary | — | Catholic | — |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Lighthouse Kindy | Meeting NQS | — | POA |
| Mayfield Early Education Norman Gardens | Meeting NQS | 5 ★ (46) | $164 |
| St Anthony's Catholic Kindergarten | Exceeding NQS | — | POA |
| Address | Sold price |
|---|---|
| 2 Kenmare Court, Norman Gardens | $1,315,000 |
| 9 Eucalyptus Cres, Norman Gardens | $1,170,000 |
| 10 Haven Close, Norman Gardens | $1,020,000 |
| 14 Permien Street, Norman Gardens | $1,000,000 |
| 51 River Rose Drive, Norman Gardens | $995,000 |
| 38 Laird Avenue, Norman Gardens | $962,500 |
| 8 Tamarind Avenue, Norman Gardens | $960,000 |
| 9 Cypress Avenue, Norman Gardens | $880,000 |
| 8 Hassell Street, Norman Gardens | $847,463 |
| 9 Sharpe Street, Norman Gardens | $826,000 |
| 28 Mcgrath Street, Norman Gardens | $575,000 |
| 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 24 Danker Street | 12.4 | 7.5 | 4/2/4 | 600 m² | $1200 | ▲ 8% dearer | 10.0 | $720k | $807k | ▼ 10.8% below | 90% | 5.0% | 4.9% | clear |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 9 Mccoll Street | 11.7 | 7.5 | 3/2/1 | 620 m² | $1111 | ▲ 0% dearer | 9.1 | $689k | $700k | ▼ 1.6% below | 110% | 5.4% | 4.3% | clear |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 4 Sandalwood Street | 11.1 | 7.5 | 4/2/2 | 701 m² | $1068 | ▼ 4% cheaper | 10.1 | $749k | $787k | ▼ 4.8% below | 94% | 4.7% | 4.7% | clear |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 1 Cherry Court | 11.0 | 7.5 | 4/2/2 | 672 m² | $1338 | ▲ 20% dearer | 7.5 | $899k | $928k | ▼ 3.1% below | 112% | 5.3% | 3.9% | ⚠ Fire |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 44 Springfield Drive | 10.8 | 7.5 | 4/2/2 | 986 m² | $806 | ▼ 27% cheaper | 10.5 | $795k | $842k | ▼ 5.6% below | 99% | 4.5% | 4.5% | clear |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 1 Bruce Hiskens Court | 10.6 | 7.5 | 3/2/2 | 666 m² | $1044 | ▼ 6% cheaper | 9.3 | $695k | $721k | ▼ 3.6% below | 111% | 5.1% | 4.3% | ⚠ Fire |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 1 Amy Court | 10.3 | 7.5 | 3/2/2 | 952 m² | $772 | ▼ 31% cheaper | 9.8 | $735k | $759k | ▼ 3.2% below | 118% | 5.0% | 4.0% | ⚠ Fire |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 111 Springfield Drive | 10.3 | 7.5 | 4/4/2 | 469 m² | $1597 | ▲ 44% dearer | 8.2 | $749k | $773k | ▼ 3.1% below | 94% | 5.0% | 4.7% | ⚠ Fire |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 4 Mcfie Street | 10.1 | 7.5 | 4/2/2 | 578 m² | $1298 | ▲ 17% dearer | 9.2 | $750k | $758k | ▼ 1.1% below | 94% | 4.7% | 4.7% | clear |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 4 Riverwood Grove | 9.7 | 7.5 | 4/2/2 | 809 m² | $1082 | ▼ 3% cheaper | 8.7 | $875k | $893k | ▼ 2.0% below | 109% | 4.9% | 4.0% | ⚠ Fire |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 20 Bushpea Court | 9.3 | 7.5 | 4/2/2 | 711 m² | $1160 | ▲ 4% dearer | 8.9 | $825k | $830k | ▼ 0.6% below | 103% | 4.3% | 4.3% | clear |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 6 Brookside Avenue | 9.3 | 7.5 | 4/2/2 | 720 m² | $1179 | ▲ 6% dearer | 8.6 | $849k | $853k | ▼ 0.5% below | 106% | 4.3% | 4.2% | clear |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 36 Stan Jones Street | 8.7 | 7.5 | 3/2/4 | 802 m² | $996 | ▼ 10% cheaper | 8.3 | $799k | $810k | ▼ 1.4% below | 128% | 4.4% | 3.7% | ⚠ Fire |
| Rockhampton Region | Rockhampton North and North-East urban area | Norman Gardens | 14 Skyline Drive | 8.0 | 7.5 | 4/2/2 | 816 m² | $1102 | ▼ 1% cheaper | 8.4 | $899k | $906k | ▼ 0.8% below | 112% | 4.1% | 3.9% | ⚠ Fire |