Rural-zoned scarcity on the north-west fringe, near the Ring Road's western alignment, with a semi-rural lifestyle appeal.
A one-sale-a-year market (193 residents, 25% rented, no rent data) gives no reliable valuation or tenant signal, and acreage upkeep sits outside what an LRBA can fund.
Flood is structural — rural roads inundate at 8m and 8.5m Fitzroy heights, below the major-flood threshold, so access and isolation risk recur and lift insurance.
Not an SMSF income case: a thin, flood-exposed rural market with no tenant depth. Only a long-hold land bet on verified-dry ground could argue it, and even then the flood and illiquidity bite.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | —% compound over 0 yrs, 44.4% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Flood risk | ✗ Bad | Low-lying rural roads flood; Alton Downs/Pink Lily mapping shows inundation at 8m and 8.5m Fitzroy heights — i.e. below the major-flood threshold, so relatively frequent access and isolation risk. Fitzroy Ridges/Capricorn Enterprise 2026 |
| Crime | ◐ Mixed | No suburb-level data; rural NW under Capricornia District — assumed low absolute crime by population, but unverified; check the QPS crime map. QPS crime map (verify) |
| Infrastructure | ◐ Mixed | Rural-residential ~12–15 min to the CBD with minimal bus; near the Ring Road's western alignment but no in-suburb amenity. Transport factpack 2026 |
| Owner-occupier appeal | ✓ Good | 75% owned / 25% rented, 73% 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-zoned semi-rural fringe with no estate pipeline — scarcity by zoning. Supply factpack 2025 |
| Distance to rail | ◐ Mixed | No commuter rail; ~12–15 min to the CBD, minimal bus; near the Ring Road western alignment. Transport factpack (drive-time est.) |
| Housing stock & upkeep | ✗ Bad | Rural acreage on septic/bore/tank (avg age 49, 75% owner-occupied) — large-lot upkeep the LRBA cannot fund. editorial — acreage stock judgment |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | — | $650k | — | — |
| Median rent | — | — | — | — |
| Implied yield | — | — | — | — |
| Address | Sold price |
|---|---|
| 222 Edmistone Road, Pink Lily | $330,000 |