The cluster's deepest, most liquid market by far (63 sales/yr), verified below-average crime, newer estate-skewed stock, and the bridge-approach amenity of a second Bribie crossing funded to detailed design.
Yield is the softest here (~3.8%), the tenant base is only 17% and there is no rail - income and exit still lean on owner-occupier and retiree demand rather than a deep rental pool.
The passage frontage is storm-tide and backflow exposed and the +310mm high-tide shift is permanent, though the larger footprint keeps elevated estate pockets dry - flood is an address-level question here, not a whole-suburb write-off.
The pick of the Pumicestone mainland coast for an SMSF: enough market depth and newer stock to hold, provided the buy is a verified-dry elevated lot. The yield is thin, so it only works as a long CGT-driven hold.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 11.8% compound over 5 yrs, 4.9% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 3.8% gross (stated) — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | A low-lying tidal-foreshore locality at the Bribie bridge approach - storm-tide + backflow exposed on the passage frontage, but a larger footprint keeps elevated estate pockets away from the water dry. Passage high tide up ~310mm since the breakthrough. Verify at address on MBRC Flood Check. Flood factpack section 8 (MBRC Bribie SEMP 2023); MBRC Flood Check |
| Crime | ✓ Good | Below the QLD average on all categories - break-ins 327 (-66%), motor-vehicle theft 921 (-21%), violent crime 1,416 (-59%). OpenStats 2022-24 |
| Infrastructure | ◐ Mixed | On the Caboolture-Bribie Island Rd spine at the bridge approach with some local amenity, and the second Bribie crossing is funded to detailed design; but no rail and ~18-22 min to Caboolture Hospital. Transport factpack (TMR/Translink 2026; Bribie Bridge duplication statements.qld.gov.au 2026) |
| Owner-occupier appeal | ✓ Good | 81% owned / 17% rented, 71% 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 | Active bridge-approach estate/house-and-land releases still adding supply into a coastal-hazard-capped strip - some ongoing competing supply, but no PDA-scale greenfield. Supply factpack (openlot.com.au; Living Coast Plan 2023) |
| Distance to rail | ✗ Bad | No station; nearest heavy rail is Caboolture, ~18-22 min drive. Transport factpack (Translink 2026) |
| Housing stock & upkeep | ◐ Mixed | Predominantly 1990s-2010s estate stock (favourable for an LRBA hold) with some older and acreage pockets - the newest-skewing market on the mainland coast. editorial - stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $527,750 | 102 |
| 2021-08-31 | $545,000 | 102 |
| 2021-09-30 | $560,000 | 105 |
| 2021-10-31 | $575,000 | 107 |
| 2021-11-30 | $590,000 | 102 |
| 2021-12-31 | $595,000 | 94 |
| 2022-01-31 | $610,000 | 94 |
| 2022-02-28 | $610,000 | 92 |
| 2022-03-31 | $620,000 | 87 |
| 2022-04-30 | $632,500 | 88 |
| 2022-05-31 | $650,000 | 90 |
| 2022-06-30 | $645,000 | 88 |
| 2022-07-31 | $650,000 | 80 |
| 2022-08-31 | $697,500 | 74 |
| 2022-09-30 | $710,000 | 69 |
| 2022-10-31 | $678,000 | 73 |
| 2022-11-30 | $695,000 | 79 |
| 2022-12-31 | $695,000 | 80 |
| 2023-01-31 | $695,000 | 77 |
| 2023-02-28 | $695,000 | 75 |
| 2023-03-31 | $695,000 | 77 |
| 2023-04-30 | $676,500 | 80 |
| 2023-05-31 | $675,000 | 77 |
| 2023-06-30 | $675,000 | 78 |
| 2023-07-31 | $685,000 | 82 |
| 2023-08-31 | $695,000 | 85 |
| 2023-09-30 | $697,500 | 84 |
| 2023-10-31 | $713,750 | 78 |
| 2023-11-30 | $720,000 | 73 |
| 2023-12-31 | $720,000 | 74 |
| 2024-01-31 | $720,000 | 73 |
| 2024-02-29 | $740,000 | 75 |
| 2024-03-31 | $742,500 | 76 |
| 2024-04-30 | $760,000 | 71 |
| 2024-05-31 | $760,000 | 71 |
| 2024-06-30 | $757,500 | 70 |
| 2024-07-31 | $762,500 | 71 |
| 2024-08-31 | $770,500 | 68 |
| 2024-09-30 | $771,000 | 69 |
| 2024-10-31 | $777,500 | 66 |
| 2024-11-30 | $780,000 | 64 |
| 2024-12-31 | $797,500 | 60 |
| 2025-01-31 | $830,000 | 63 |
| 2025-02-28 | $830,000 | 59 |
| 2025-03-31 | $845,000 | 55 |
| 2025-04-30 | $846,500 | 53 |
| 2025-05-31 | $843,500 | 54 |
| 2025-06-30 | $870,000 | 55 |
| 2025-07-31 | $880,000 | 55 |
| 2025-08-31 | $883,750 | 54 |
| 2025-09-30 | $890,000 | 57 |
| 2025-10-31 | $887,500 | 59 |
| 2025-11-30 | $884,750 | 62 |
| 2025-12-31 | $888,750 | 64 |
| 2026-01-31 | $890,000 | 61 |
| 2026-02-28 | $907,500 | 66 |
| 2026-03-31 | $910,000 | 72 |
| 2026-04-30 | $911,250 | 72 |
| 2026-05-31 | $912,500 | 67 |
| 2026-06-30 | $912,500 | 63 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $450/wk | 42 |
| 2021-08-31 | $450/wk | 43 |
| 2021-09-30 | $460/wk | 38 |
| 2021-10-31 | $468/wk | 36 |
| 2021-11-30 | $480/wk | 37 |
| 2021-12-31 | $480/wk | 33 |
| 2022-01-31 | $480/wk | 33 |
| 2022-02-28 | $490/wk | 35 |
| 2022-03-31 | $493/wk | 38 |
| 2022-04-30 | $485/wk | 36 |
| 2022-05-31 | $510/wk | 37 |
| 2022-06-30 | $550/wk | 40 |
| 2022-07-31 | $550/wk | 43 |
| 2022-08-31 | $560/wk | 48 |
| 2022-09-30 | $560/wk | 42 |
| 2022-10-31 | $560/wk | 42 |
| 2022-11-30 | $560/wk | 45 |
| 2022-12-31 | $560/wk | 45 |
| 2023-01-31 | $560/wk | 48 |
| 2023-02-28 | $560/wk | 49 |
| 2023-03-31 | $560/wk | 49 |
| 2023-04-30 | $563/wk | 52 |
| 2023-05-31 | $570/wk | 52 |
| 2023-06-30 | $573/wk | 50 |
| 2023-07-31 | $580/wk | 47 |
| 2023-08-31 | $580/wk | 47 |
| 2023-09-30 | $580/wk | 47 |
| 2023-10-31 | $580/wk | 51 |
| 2023-11-30 | $595/wk | 47 |
| 2023-12-31 | $598/wk | 48 |
| 2024-01-31 | $600/wk | 48 |
| 2024-02-29 | $600/wk | 45 |
| 2024-03-31 | $615/wk | 46 |
| 2024-04-30 | $615/wk | 48 |
| 2024-05-31 | $605/wk | 52 |
| 2024-06-30 | $610/wk | 53 |
| 2024-07-31 | $600/wk | 51 |
| 2024-08-31 | $620/wk | 50 |
| 2024-09-30 | $620/wk | 45 |
| 2024-10-31 | $620/wk | 42 |
| 2024-11-30 | $620/wk | 42 |
| 2024-12-31 | $620/wk | 44 |
| 2025-01-31 | $623/wk | 44 |
| 2025-02-28 | $630/wk | 44 |
| 2025-03-31 | $630/wk | 46 |
| 2025-04-30 | $630/wk | 43 |
| 2025-05-31 | $630/wk | 43 |
| 2025-06-30 | $640/wk | 42 |
| 2025-07-31 | $640/wk | 43 |
| 2025-08-31 | $648/wk | 46 |
| 2025-09-30 | $650/wk | 45 |
| 2025-10-31 | $650/wk | 47 |
| 2025-11-30 | $673/wk | 44 |
| 2025-12-31 | $685/wk | 44 |
| 2026-01-31 | $690/wk | 43 |
| 2026-02-28 | $693/wk | 42 |
| 2026-03-31 | $698/wk | 46 |
| 2026-04-30 | $700/wk | 43 |
| 2026-05-31 | $725/wk | 44 |
| 2026-06-30 | $715/wk | 44 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $719k | $878k | $933k | $1.18m |
| Median rent | $630/wk | $670/wk | $750/wk | $750/wk |
| Implied yield | 4.6% | 4.0% | 4.2% | 3.3% |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Sparrow Early Learning Sandstone Point | Meeting NQS | 4.9 ★ (60) | $142 |
| Address | Sold price |
|---|---|
| 21 Avalon Street, Sandstone Point | $1,605,000 |
| 20 Bondi Court, Sandstone Point | $1,365,000 |
| 10 Dylan Court, Sandstone Point | $1,190,000 |
| 166 Bestmann Road E, Sandstone Point | $980,000 |
| 10 Clovelly Place, Sandstone Point | $975,000 |
| 116 Carpenter Way, Sandstone Point | $975,000 |
| 145 Bestmann Road E, Sandstone Point | $910,000 |
| 83/2 Spinnaker Drive, Sandstone Point | $740,000 |
| 5/4 Kal Ma Kuta Drive, Sandstone Point | $710,000 |
| 97/210 Bestmann Road E, Sandstone Point | $672,000 |
| 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 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| City of Moreton Bay | Pumicestone mainland coast | Sandstone Point | 249 Bestmann Road | 7.6 | 5.8 | 4/2/3 | 700 m² | $1356 | ▲ 0% dearer | 7.0 | $949k | $966k | ▼ 1.8% below | 102% | 4.2% | 4.1% | clear |
| City of Moreton Bay | Pumicestone mainland coast | Sandstone Point | 209 Bestmann Road E | — | 5.8 | 4/2/2 | 660 m² | — | — | — | — | $872k | — | — | — | — | clear |
| City of Moreton Bay | Pumicestone mainland coast | Sandstone Point | 5 Scarborough Court | — | 5.8 | 4/2/4 | 700 m² | — | — | — | — | $922k | — | — | — | — | clear |
| City of Moreton Bay | Pumicestone mainland coast | Sandstone Point | 52 Mossman Way | — | 5.8 | 4/2/2 | 610 m² | — | — | — | — | $972k | — | — | — | — | clear |