Property Engine

Upper Caboolture

QLD 4510City of Moreton Bay → Caboolture, Morayfield and Narangba corridorprofiled 2026-07-18

Last month Upper Caboolture had 3 properties available for rent and 12 properties for sale. The median sold price for houses over the last year is $954,000. Upper Caboolture has seen an annual compound growth rate of 12.9% for houses.

Median price

$954,000

▲ 12.9%

Median rent

$670/wk

▲ 6.3%

Gross yield

3.7%

median rent ×52 ÷ median price

Sales 12m

105

116 rental listings

Saved favourites

in your collection

Room demand

0 : 1

$292/wk avg room

Scores 0–10 against the SMSF rubric · edit data/scores.json

Overall

5.4

weighted 20% past · 35% present · 45% future

Past

7.6

Price 14.3%/yr (9.0) · rent 12.2%/yr (9.5) · consistency floored — thin market, four negative stretches (3.0) · long arc tracked SEQ (6.5).

Present

4.8

Yield 3.7% (5.5) · shallow tenant pool 22% rented, 0:1 rooms (2.5) · conditions solid — crime & stock good, flood & infra mixed, mean 7.0 · momentum modest 12.9%/6.3% (4.0).

Future

4.8

Waraba adjacency + Rivermont estate cap supply (2.5) · corridor amenity, no unique catalyst (6.0) · yield trajectory steady (6.3) · flood street-dependent (5.5).

The good, the bad, the ugly narrative verdict — evidence in the lens below · edit data/verdicts.json

The good

Below-average crime and predominantly post-2000 family-estate stock (85% family, median age 33) keep tenant quality solid and LRBA-unfundable repairs low; five-year rent growth has been strong (12.2%/yr) on a $670/wk rent.

The bad

A thin 22% rental base with 0:1 room demand signals a shallow tenant pool, and the 3.7% yield on a $954k median means contribution top-ups at LRBA rates — this is an owner-occupier estate first, an investment suburb second.

The ugly

It abuts (and was partly re-drawn into) the Waraba growth front, with Stockland's ~2,050-home Rivermont estate tagged partly to the suburb — heavy adjacent greenfield that caps established-house scarcity and adds competing rental stock for decades.

Net read from the data

A low-maintenance, low-crime family-estate hold whose investment case is blunted by a shallow tenant pool and the Waraba supply overhang — workable for a patient, contribution-funded SMSF on newer stock, but the growth ceiling is real.

Investment lens ✓ 3 good · ◐ 5 mixed · ✗ 1 bad · computed from data + sourced research — each row cites its source

Dimension	Verdict	Why
Capital growth	◐ Mixed	14.3% compound over 5 yrs, 12.9% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB)
Rental yield	◐ Mixed	3.7% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page
Flood risk	◐ Mixed	Upper Caboolture River catchment (boundary amended into Caboolture West); mostly elevated newer estates but no discrete suburb-level event confirmed — check MBRC Flood Check per lot. MBRC flood mapping; FloodCheck Qld
Crime	✓ Good	Break-ins 428/100k (−56%), vehicle theft 683 (−42%), violent 1,824 (−47%) — all well below average and distinct from Caboolture proper. OpenStats 2022–24 (QPS/ABS)
Infrastructure	◐ Mixed	Family-estate suburb with local schools; leans on Caboolture ~7–10 min for the hospital, rail and Morayfield retail — no in-suburb town centre. Transport factpack (Caboolture Hospital; Morayfield SC)
Owner-occupier appeal	✓ Good	77% owned / 22% rented, 85% family households — owner-occupier depth supports prices and resale; verify tenant demand separately (listings volume, room demand). ABS via suburb page
New supply risk	✗ Bad	Abuts/partly contains the Waraba PDA front; Stockland's ~2,050-home Rivermont estate is tagged partly to Upper Caboolture — heavy adjacent greenfield for decades. Housing-supply factpack (Waraba adjacency; Rivermont, Stockland)
Distance to rail	◐ Mixed	No station; nearest is Caboolture ~7–10 min on the electric Caboolture line. Translink; Transport factpack
Housing stock & upkeep	✓ Good	Predominantly post-2000 family-estate stock (median age 33, 85% family) — light upkeep, with only a rural fringe of older homes. editorial — stock-age judgment

5-year trend rolling 12-month medians, exact chart data

Median house sale price

each point = median of the 12 months ending then

View data table

Month	Value	Sample
2021-07-31	$495,000	131
2021-08-31	$502,500	134
2021-09-30	$505,650	131
2021-10-31	$529,500	128
2021-11-30	$522,500	122
2021-12-31	$522,500	116
2022-01-31	$530,000	121
2022-02-28	$557,500	118
2022-03-31	$567,500	109
2022-04-30	$570,000	109
2022-05-31	$592,500	109
2022-06-30	$595,000	105
2022-07-31	$610,000	95
2022-08-31	$615,000	88
2022-09-30	$710,000	82
2022-10-31	$753,500	78
2022-11-30	$800,000	76
2022-12-31	$775,000	79
2023-01-31	$834,000	74
2023-02-28	$818,775	73
2023-03-31	$818,775	77
2023-04-30	$772,500	76
2023-05-31	$715,000	74
2023-06-30	$715,000	76
2023-07-31	$680,000	75
2023-08-31	$772,250	82
2023-09-30	$772,250	86
2023-10-31	$737,500	88
2023-11-30	$745,000	91
2023-12-31	$819,388	94
2024-01-31	$799,500	99
2024-02-29	$744,750	102
2024-03-31	$765,000	104
2024-04-30	$750,000	107
2024-05-31	$815,000	107
2024-06-30	$780,000	107
2024-07-31	$799,500	105
2024-08-31	$772,500	102
2024-09-30	$770,000	101
2024-10-31	$775,000	109
2024-11-30	$775,000	108
2024-12-31	$775,000	105
2025-01-31	$815,000	104
2025-02-28	$821,000	103
2025-03-31	$821,000	103
2025-04-30	$825,000	105
2025-05-31	$832,890	104
2025-06-30	$845,000	101
2025-07-31	$847,500	114
2025-08-31	$857,500	114
2025-09-30	$860,000	115
2025-10-31	$860,000	110
2025-11-30	$866,250	110
2025-12-31	$875,000	108
2026-01-31	$905,000	114
2026-02-28	$937,500	114
2026-03-31	$950,000	117
2026-04-30	$955,000	115
2026-05-31	$954,000	109
2026-06-30	$954,000	105

Median weekly house rent

same rolling 12-month window

View data table

Month	Value	Sample
2021-07-31	$380/wk	55
2021-08-31	$380/wk	56
2021-09-30	$380/wk	57
2021-10-31	$390/wk	55
2021-11-30	$398/wk	56
2021-12-31	$415/wk	51
2022-01-31	$420/wk	52
2022-02-28	$420/wk	51
2022-03-31	$445/wk	52
2022-04-30	$450/wk	49
2022-05-31	$475/wk	44
2022-06-30	$480/wk	45
2022-07-31	$483/wk	46
2022-08-31	$500/wk	49
2022-09-30	$485/wk	47
2022-10-31	$520/wk	46
2022-11-30	$525/wk	48
2022-12-31	$585/wk	50
2023-01-31	$590/wk	47
2023-02-28	$590/wk	50
2023-03-31	$590/wk	52
2023-04-30	$590/wk	56
2023-05-31	$590/wk	58
2023-06-30	$590/wk	60
2023-07-31	$585/wk	62
2023-08-31	$580/wk	65
2023-09-30	$570/wk	65
2023-10-31	$570/wk	67
2023-11-30	$570/wk	67
2023-12-31	$573/wk	76
2024-01-31	$570/wk	76
2024-02-29	$573/wk	76
2024-03-31	$575/wk	80
2024-04-30	$575/wk	82
2024-05-31	$575/wk	86
2024-06-30	$575/wk	85
2024-07-31	$575/wk	91
2024-08-31	$575/wk	91
2024-09-30	$575/wk	88
2024-10-31	$580/wk	90
2024-11-30	$580/wk	93
2024-12-31	$595/wk	95
2025-01-31	$610/wk	95
2025-02-28	$620/wk	94
2025-03-31	$630/wk	91
2025-04-30	$630/wk	90
2025-05-31	$630/wk	91
2025-06-30	$630/wk	94
2025-07-31	$640/wk	94
2025-08-31	$640/wk	95
2025-09-30	$650/wk	94
2025-10-31	$650/wk	94
2025-11-30	$650/wk	94
2025-12-31	$650/wk	103
2026-01-31	$650/wk	114
2026-02-28	$660/wk	107
2026-03-31	$660/wk	117
2026-04-30	$665/wk	120
2026-05-31	$670/wk	118
2026-06-30	$670/wk	116

By bedroom count median sale price, weekly rent, implied gross yield

	2 bed	3 bed	4 bed	5+ bed
Median price	$872k	$918k	$936k	$1.29m
Median rent	$450/wk	$620/wk	$673/wk	$875/wk
Implied yield	2.7%	3.5%	3.7%	3.5%

Demographics

Population 5,087 (metro 2,526,238)Income $1,879/wk (1.6% above metro)Average age 33Household size 3.1

Age groups

Under 15 24.1%15–64 62.6%65+ 16.3%

Households

Family 85%Shared 2%Single 13%

Ownership

Owned 76.7%Rented 22.1%Other 1.2%

66% of owners have a mortgage

Room rentals renting out a room

Average room rent

$292/wk

$15,184 equivalent annual income

Demand

0 : 1

people looking per room listed

Recently sold comps from the suburb page · 2026-07-18

Address	Sold price
9-11 Ada Cres, Upper Caboolture	$1,578,000
1 Thyme Court, Upper Caboolture	$1,490,000
14 Stormbird Court, Upper Caboolture	$1,380,000
30-32 Crome Court, Upper Caboolture	$1,300,000
16 Chiverton Street, Upper Caboolture	$1,285,000
58 Pauls Road, Upper Caboolture	$1,050,000
16 Riverparks Way, Upper Caboolture	$1,025,000
6 Thistle Street, Upper Caboolture	$985,000
333 Caboolture River Road, Upper Caboolture	$980,000
35 Parkridge Avenue, Upper Caboolture	$960,000
12 Olympic Court, Upper Caboolture	$931,000
6 Burrum Avenue, Upper Caboolture	$880,000

Surrounding suburbs tracked suburbs are clickable

Beachmere 4510Beerburrum 4517Bellmere 4510 Burpengary 4505 Caboolture 4510 Caboolture South 4510 Donnybrook 4510 Elimbah 4516 Moodlu 4510 Moorina 4506 Morayfield 4506Moreton Island 4025

Saved houses in Upper Caboolture 5 favourited · links open the listing

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	Caboolture, Morayfield and Narangba corridor	Upper Caboolture	75 Willowleaf Circuit	6.8	5.4	4/2/2	642 m²	$1322	▼ 8% cheaper	7.0	$849k	$860k	▼ 1.3% below	91%	4.0%	4.1%	clear
City of Moreton Bay	Caboolture, Morayfield and Narangba corridor	Upper Caboolture	5 Centennial Court	4.0	5.4	4/2/3	616 m²	$1437	▲ 0% dearer	6.3	$885k	$855k	▲ 3.5% above	95%	4.3%	4.0%	⚠ Flood
City of Moreton Bay	Caboolture, Morayfield and Narangba corridor	Upper Caboolture	14 Kensington Court	1.8	5.4	4/2/2	629 m²	$1509	▲ 5% dearer	5.6	$949k	$912k	▲ 4.1% above	101%	3.7%	3.7%	⚠ Flood⚠ Fire
City of Moreton Bay	Caboolture, Morayfield and Narangba corridor	Upper Caboolture	6 Thornbill Drive	—	5.4	4/2/2	3375 m²	—	—	—	—	$1.05m	—	—	—	—	clear
City of Moreton Bay	Caboolture, Morayfield and Narangba corridor	Upper Caboolture	7 Madison Court	—	5.4	4/2/3	718 m²	—	—	—	—	$899k	—	—	—	—	⚠ Flood