The standout real market of the western hinterland: 48 sales with strong 22.7% 12-month price growth (13.0% 5-yr CAGR), 50.8% rent growth to a $1,000/wk median, the lowest crime in the group (violent −66.9%), and the shortest run to Caboolture's rail, hospital and retail (~15-20min).
Yield sits at ~3.5% on a $1.47m median — top-up territory at LRBA rates with losses trapped in the fund at 15% — and there is no rail or in-suburb town centre. Acreage stock means septic, bores and sheds the fund pays to maintain but can't borrow to improve.
Wamuran sits on the western shoulder of the Waraba PDA (30,000 dwellings over ~40 years) and is marketing its own development-land parcels; that pipeline is a slow, structural cap on the land-scarcity growth a long SMSF hold depends on.
The pick of the subregion if the fund can carry a ~3.5%-yield hold: genuine growth, deep-ish demand and low crime, gated on dry ground, newer stock, and eyes open to Waraba's supply overhang. Best suited to a contribution-strong fund treating it as the growth end of the barbell.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 13.0% compound over 5 yrs, 22.7% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ◐ Mixed | 3.5% gross — expect contribution top-ups at LRBA rates; losses stay trapped in the fund at 15%. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Covered by the Dayboro/Wamuran Very Dangerous Thunderstorm Warning (life-threatening flash flooding) in Feb 2022; largely elevated rural-residential with creek-flat pockets. No confirmed major inundation — verify at address level via Flood Check. Moreton Daily; BOM; Feb-2022 event |
| Crime | ✓ Good | Very low across all categories — break-ins 382/100k (−60.6%), MV theft 374 (−67.9%), violent 1,130 (−66.9%, well below the QLD 3,419 benchmark). OpenStats 2022–24 |
| Infrastructure | ◐ Mixed | Closest hinterland suburb to Caboolture (~15-20min via D'Aguilar Hwy) for rail, hospital and Morayfield retail; a 2025-26 Campbells Pocket Rd/Rucker Rd intersection upgrade is underway. No in-suburb town centre or rail. Transport factpack; Moreton Daily 2025 |
| Owner-occupier appeal | ✓ Good | 88% owned / 12% 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 | ◐ Mixed | Rural-residential with development-land parcels being marketed and its boundary amended in the Caboolture West naming; sits on the western shoulder of the Waraba PDA's 30,000-dwelling pipeline — real supply overhang, though not inside the PDA. commercialrealestate.com.au 2025; EDQ Waraba PDA 2024 |
| Distance to rail | ✗ Bad | No station; nearest heavy rail is Caboolture ~15-20min. The old Caboolture–Woodford line through Wamuran is now a rail trail. Translink network |
| Housing stock & upkeep | ◐ Mixed | Rural-residential acreage mixing older homesteads with newer large-lot builds; acreage upkeep (septic, bores, sheds, long driveways) is a standing cost an LRBA can't fund. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $806,500 | 42 |
| 2021-08-31 | $827,500 | 42 |
| 2021-09-30 | $830,000 | 40 |
| 2021-10-31 | $850,000 | 37 |
| 2021-11-30 | $850,000 | 43 |
| 2021-12-31 | $855,000 | 40 |
| 2022-01-31 | $860,000 | 41 |
| 2022-02-28 | $860,000 | 39 |
| 2022-03-31 | $860,000 | 39 |
| 2022-04-30 | $862,500 | 36 |
| 2022-05-31 | $865,000 | 35 |
| 2022-06-30 | $865,000 | 34 |
| 2022-07-31 | $865,000 | 36 |
| 2022-08-31 | $870,000 | 35 |
| 2022-09-30 | $867,500 | 34 |
| 2022-10-31 | $867,500 | 32 |
| 2022-11-30 | $897,500 | 28 |
| 2022-12-31 | $940,000 | 29 |
| 2023-01-31 | $1,000,000 | 29 |
| 2023-02-28 | $995,000 | 29 |
| 2023-03-31 | $1,000,000 | 27 |
| 2023-04-30 | $1,052,500 | 30 |
| 2023-05-31 | $1,075,000 | 35 |
| 2023-06-30 | $1,075,000 | 39 |
| 2023-07-31 | $1,100,000 | 39 |
| 2023-08-31 | $1,100,000 | 37 |
| 2023-09-30 | $1,120,000 | 38 |
| 2023-10-31 | $1,115,000 | 43 |
| 2023-11-30 | $1,100,000 | 43 |
| 2023-12-31 | $1,120,000 | 45 |
| 2024-01-31 | $1,117,500 | 44 |
| 2024-02-29 | $1,117,500 | 44 |
| 2024-03-31 | $1,117,500 | 44 |
| 2024-04-30 | $1,117,500 | 40 |
| 2024-05-31 | $1,090,000 | 38 |
| 2024-06-30 | $1,120,000 | 37 |
| 2024-07-31 | $1,135,000 | 34 |
| 2024-08-31 | $1,150,000 | 34 |
| 2024-09-30 | $1,150,000 | 36 |
| 2024-10-31 | $1,190,000 | 36 |
| 2024-11-30 | $1,190,000 | 32 |
| 2024-12-31 | $1,200,000 | 31 |
| 2025-01-31 | $1,150,000 | 33 |
| 2025-02-28 | $1,200,000 | 33 |
| 2025-03-31 | $1,200,000 | 35 |
| 2025-04-30 | $1,175,000 | 40 |
| 2025-05-31 | $1,200,000 | 43 |
| 2025-06-30 | $1,200,000 | 42 |
| 2025-07-31 | $1,200,000 | 41 |
| 2025-08-31 | $1,220,000 | 41 |
| 2025-09-30 | $1,305,000 | 45 |
| 2025-10-31 | $1,235,000 | 45 |
| 2025-11-30 | $1,270,000 | 52 |
| 2025-12-31 | $1,325,000 | 50 |
| 2026-01-31 | $1,340,000 | 46 |
| 2026-02-28 | $1,418,000 | 54 |
| 2026-03-31 | $1,420,000 | 55 |
| 2026-04-30 | $1,455,000 | 55 |
| 2026-05-31 | $1,470,000 | 51 |
| 2026-06-30 | $1,471,750 | 48 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $490/wk | 11 |
| 2021-08-31 | $490/wk | 11 |
| 2021-09-30 | $490/wk | 11 |
| 2021-10-31 | $495/wk | 12 |
| 2021-11-30 | $470/wk | 12 |
| 2021-12-31 | $470/wk | 12 |
| 2022-01-31 | $495/wk | 14 |
| 2022-02-28 | $575/wk | 14 |
| 2022-03-31 | $580/wk | 12 |
| 2022-04-30 | $580/wk | 11 |
| 2022-05-31 | $580/wk | 13 |
| 2022-06-30 | $630/wk | 12 |
| 2022-07-31 | $580/wk | 11 |
| 2022-08-31 | $670/wk | 13 |
| 2022-09-30 | $655/wk | 14 |
| 2022-10-31 | $640/wk | 15 |
| 2022-11-30 | $610/wk | 14 |
| 2022-12-31 | $610/wk | 14 |
| 2023-01-31 | $580/wk | 15 |
| 2023-02-28 | $640/wk | 15 |
| 2023-03-31 | $640/wk | 13 |
| 2023-04-30 | $640/wk | 13 |
| 2023-05-31 | $655/wk | 12 |
| 2023-06-30 | $680/wk | 15 |
| 2023-07-31 | $675/wk | 18 |
| 2023-08-31 | $655/wk | 18 |
| 2023-09-30 | $660/wk | 18 |
| 2023-10-31 | $650/wk | 17 |
| 2023-11-30 | $685/wk | 16 |
| 2023-12-31 | $720/wk | 15 |
| 2024-01-31 | $720/wk | 13 |
| 2024-02-29 | $695/wk | 14 |
| 2024-03-31 | $690/wk | 15 |
| 2024-04-30 | $680/wk | 14 |
| 2024-05-31 | $690/wk | 13 |
| 2024-06-30 | $660/wk | 14 |
| 2024-07-31 | $670/wk | 13 |
| 2024-08-31 | $670/wk | 9 |
| 2024-09-30 | $670/wk | 9 |
| 2024-10-31 | $690/wk | 9 |
| 2024-11-30 | $680/wk | 8 |
| 2024-12-31 | $670/wk | 9 |
| 2025-01-31 | $650/wk | 9 |
| 2025-02-28 | $605/wk | 12 |
| 2025-03-31 | $555/wk | 12 |
| 2025-04-30 | $550/wk | 11 |
| 2025-05-31 | $560/wk | 13 |
| 2025-06-30 | $663/wk | 14 |
| 2025-07-31 | $675/wk | 15 |
| 2025-08-31 | $698/wk | 16 |
| 2025-09-30 | $720/wk | 15 |
| 2025-10-31 | $735/wk | 16 |
| 2025-11-30 | $750/wk | 17 |
| 2025-12-31 | $750/wk | 17 |
| 2026-01-31 | $750/wk | 16 |
| 2026-02-28 | $785/wk | 14 |
| 2026-03-31 | $900/wk | 11 |
| 2026-04-30 | $860/wk | 12 |
| 2026-05-31 | $910/wk | 10 |
| 2026-06-30 | $1,000/wk | 9 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $823k | $972k | $1.47m | $1.60m |
| Median rent | — | — | $1,000/wk | $1,000/wk |
| Implied yield | — | — | 3.5% | 3.3% |
| School | Level | Grades | Sector | Students |
|---|---|---|---|---|
| Wamuran State School | Primary | Prep-6 | Government | 328 |
| Childcare centre | Rating | Reviews | Day rate |
|---|---|---|---|
| Capers Early Learning Wamuran | Meeting NQS | 4.8 ★ (24) | $132 |
| Address | Sold price |
|---|---|
| 75-235 Jackson Road, Wamuran | $3,500,000 |
| 258 Old North Road, Wamuran | $2,200,000 |
| 63 Patane Road, Wamuran | $1,920,000 |
| 74 Old North Road, Wamuran | $1,830,000 |
| 170 Mcclintock Road, Wamuran | $1,750,000 |
| 1-5 Montana Drive, Wamuran | $1,600,000 |
| 34-38 Chapman Drive, Wamuran | $1,500,000 |
| 39-43 Koppen Drive, Wamuran | $1,455,000 |
| 29 Waldron Court, Wamuran | $1,350,000 |
| 5 Campbells Pocket Road, Wamuran | $1,000,000 |