A workable ~4.1% yield and a solid five-year record (price 9.7%/yr, rent 11.9%/yr) on a quiet passage village with below-average-division crime and no new-supply pressure.
A single road in, no rail, a 25% rental base and a ~20-25 min run to Caboolture keep the tenant pool shallow and the exit thin.
Named among TC Alfred's storm-surge-concern communities, low-lying on the passage with the permanent +310mm backflow overhang - coastal insurance is a structural, uncontrollable cost inside the fund.
Lifestyle-village economics dressed as an investment: thin tenant demand and a storm-tide overhang outweigh the yield. Only a verified-dry, newer-stock lot would even be a conversation.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 9.7% compound over 5 yrs, 7.1% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 4.1% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ✗ Bad | Named among TC Alfred (Mar 2025) storm-surge-concern communities; a small low-lying coastal village on the passage with a single road in and little high ground. Passage high tide up ~310mm since the Bribie breakthrough drives chronic stormwater backflow. Moreton Daily TC Alfred coverage (2025); MBRC Bribie SEMP (2023) |
| Crime | ✓ Good | No suburb-level rate data; falls under the below-average Bribie Island police division, and neighbouring Sandstone Point, Ningi and Beachmere all read well below the QLD average. Verify on the QPS crime map. OpenStats 2022-24 (division/neighbour inference); QPS crime map (verify) |
| Infrastructure | ✗ Bad | Single road in, no town centre and no rail; ~20-25 min drive to Caboolture for hospital, retail and the Bruce Hwy. Transport factpack (Translink/TMR 2026) |
| Owner-occupier appeal | ✓ Good | 75% owned / 25% rented, 68% 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 | No project-level pipeline; coastal-hazard-constrained scarcity rather than demand-led, insulated from the Caboolture greenfield front. Supply factpack (Living Coast Plan 2023; UNCERTAIN project data) |
| Distance to rail | ✗ Bad | No station; nearest heavy rail is Caboolture, ~20-25 min drive. Transport factpack (Translink 2026) |
| Housing stock & upkeep | ◐ Mixed | Older coastal-village stock and acreage on septic alongside some newer builds - inspect era, as LRBA money cannot fund the repairs old coastal stock needs. editorial - stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $527,500 | 28 |
| 2021-08-31 | $522,500 | 28 |
| 2021-09-30 | $522,500 | 30 |
| 2021-10-31 | $536,500 | 36 |
| 2021-11-30 | $570,000 | 33 |
| 2021-12-31 | $543,000 | 31 |
| 2022-01-31 | $602,500 | 32 |
| 2022-02-28 | $600,000 | 31 |
| 2022-03-31 | $635,000 | 29 |
| 2022-04-30 | $620,000 | 28 |
| 2022-05-31 | $620,000 | 28 |
| 2022-06-30 | $605,000 | 27 |
| 2022-07-31 | $650,000 | 28 |
| 2022-08-31 | $670,000 | 28 |
| 2022-09-30 | $655,000 | 28 |
| 2022-10-31 | $650,000 | 24 |
| 2022-11-30 | $650,000 | 25 |
| 2022-12-31 | $650,000 | 26 |
| 2023-01-31 | $650,000 | 25 |
| 2023-02-28 | $650,000 | 24 |
| 2023-03-31 | $650,000 | 25 |
| 2023-04-30 | $655,000 | 24 |
| 2023-05-31 | $680,000 | 22 |
| 2023-06-30 | $700,000 | 21 |
| 2023-07-31 | $650,000 | 19 |
| 2023-08-31 | $647,500 | 18 |
| 2023-09-30 | $630,000 | 19 |
| 2023-10-31 | $665,000 | 18 |
| 2023-11-30 | $700,000 | 17 |
| 2023-12-31 | $700,000 | 17 |
| 2024-01-31 | $687,500 | 18 |
| 2024-02-29 | $700,000 | 20 |
| 2024-03-31 | $705,000 | 20 |
| 2024-04-30 | $730,000 | 21 |
| 2024-05-31 | $720,000 | 22 |
| 2024-06-30 | $730,000 | 25 |
| 2024-07-31 | $750,000 | 25 |
| 2024-08-31 | $780,000 | 25 |
| 2024-09-30 | $810,000 | 24 |
| 2024-10-31 | $775,000 | 28 |
| 2024-11-30 | $775,000 | 28 |
| 2024-12-31 | $780,000 | 28 |
| 2025-01-31 | $780,000 | 25 |
| 2025-02-28 | $780,000 | 25 |
| 2025-03-31 | $780,000 | 24 |
| 2025-04-30 | $770,000 | 23 |
| 2025-05-31 | $775,000 | 26 |
| 2025-06-30 | $775,000 | 24 |
| 2025-07-31 | $770,000 | 26 |
| 2025-08-31 | $770,000 | 28 |
| 2025-09-30 | $770,000 | 27 |
| 2025-10-31 | $810,000 | 25 |
| 2025-11-30 | $807,500 | 24 |
| 2025-12-31 | $805,000 | 23 |
| 2026-01-31 | $820,000 | 25 |
| 2026-02-28 | $825,000 | 25 |
| 2026-03-31 | $825,000 | 23 |
| 2026-04-30 | $827,500 | 26 |
| 2026-05-31 | $832,500 | 22 |
| 2026-06-30 | $830,000 | 21 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $380/wk | 14 |
| 2021-08-31 | $390/wk | 14 |
| 2021-09-30 | $390/wk | 12 |
| 2021-10-31 | $390/wk | 12 |
| 2021-11-30 | $395/wk | 10 |
| 2021-12-31 | $395/wk | 10 |
| 2022-01-31 | $395/wk | 12 |
| 2022-02-28 | $395/wk | 12 |
| 2022-03-31 | $395/wk | 12 |
| 2022-04-30 | $400/wk | 11 |
| 2022-05-31 | $390/wk | 10 |
| 2022-06-30 | $390/wk | 12 |
| 2022-07-31 | $390/wk | 13 |
| 2022-08-31 | $410/wk | 14 |
| 2022-09-30 | $410/wk | 14 |
| 2022-10-31 | $410/wk | 16 |
| 2022-11-30 | $420/wk | 16 |
| 2022-12-31 | $420/wk | 17 |
| 2023-01-31 | $430/wk | 19 |
| 2023-02-28 | $450/wk | 17 |
| 2023-03-31 | $450/wk | 16 |
| 2023-04-30 | $440/wk | 18 |
| 2023-05-31 | $440/wk | 20 |
| 2023-06-30 | $450/wk | 18 |
| 2023-07-31 | $450/wk | 17 |
| 2023-08-31 | $458/wk | 14 |
| 2023-09-30 | $465/wk | 15 |
| 2023-10-31 | $478/wk | 16 |
| 2023-11-30 | $490/wk | 17 |
| 2023-12-31 | $505/wk | 16 |
| 2024-01-31 | $505/wk | 14 |
| 2024-02-29 | $490/wk | 13 |
| 2024-03-31 | $490/wk | 13 |
| 2024-04-30 | $485/wk | 14 |
| 2024-05-31 | $495/wk | 14 |
| 2024-06-30 | $510/wk | 12 |
| 2024-07-31 | $510/wk | 12 |
| 2024-08-31 | $520/wk | 13 |
| 2024-09-30 | $515/wk | 12 |
| 2024-10-31 | $530/wk | 13 |
| 2024-11-30 | $540/wk | 14 |
| 2024-12-31 | $540/wk | 14 |
| 2025-01-31 | $540/wk | 14 |
| 2025-02-28 | $550/wk | 15 |
| 2025-03-31 | $530/wk | 17 |
| 2025-04-30 | $580/wk | 21 |
| 2025-05-31 | $580/wk | 20 |
| 2025-06-30 | $580/wk | 17 |
| 2025-07-31 | $588/wk | 18 |
| 2025-08-31 | $580/wk | 17 |
| 2025-09-30 | $580/wk | 17 |
| 2025-10-31 | $580/wk | 16 |
| 2025-11-30 | $580/wk | 13 |
| 2025-12-31 | $580/wk | 15 |
| 2026-01-31 | $580/wk | 15 |
| 2026-02-28 | $580/wk | 15 |
| 2026-03-31 | $650/wk | 12 |
| 2026-04-30 | $650/wk | 11 |
| 2026-05-31 | $660/wk | 9 |
| 2026-06-30 | $660/wk | 9 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $767k | $1.04m | $865k | $1.65m |
| Median rent | $480/wk | $660/wk | $775/wk | — |
| Implied yield | 3.3% | 3.3% | 4.7% | — |
| Address | Sold price |
|---|---|
| 1175-1193 Pumicestone Road, Toorbul | $1,650,000 |
| 143 Esplanade, Toorbul | $1,260,000 |
| 15 Third Avenue, Toorbul | $845,000 |
| 25 Elimbah Avenue, Toorbul | $825,000 |
| 85 Esplanade, Toorbul | $805,000 |
| 43 Carnegie Street, Toorbul | $800,000 |