A tightly-held passage-side pocket — 92.6% owner-occupied, larger homes (high median), below-average Bribie-division crime, and structurally scarce island land.
A ~2-sale-a-year market with a ~7% rental base: the 61% five-year price 'CAGR' and 38% rent jump are small-sample artefacts, not a signal, and there is almost no tenant pool for an SMSF.
Tiny (~150 residents), no local retail, one bridge in, no rail (~28–32 min to Caboolture), and low-lying passage foreshore with no discrete flood data — resolve at the lot level.
A lifestyle/acreage enclave, not an SMSF income asset — the thin market and near-absent rental demand outweigh the scarcity. Pass on the numbers unless a specific dry, newer, rentable dwelling appears well under the (unreliable) median.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ✓ Good | 16.2% compound over 5 yrs, 61.4% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 3.4% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ◐ Mixed | Western/passage-side low-lying foreshore; no discrete suburb flood data — storm-tide/backflow group context only. Address-level MBRC Flood Check essential. Flood factpack (UNCERTAIN); Moreton Bay Flood Viewer |
| Crime | ◐ Mixed | No suburb-level crime data; the Bribie Island police division reads below the QLD average — caveat only. Crime factpack (UNCERTAIN) |
| Infrastructure | ✗ Bad | Tiny passage-side pocket (~150 residents); no local retail, no rail, Caboolture ~28–32 min via the single bridge. Transport factpack |
| Owner-occupier appeal | ✓ Good | 93% owned / 7% rented, 86% 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 | Very limited development capacity; island scarcity, but a ~2-sale-a-year market means scarcity has almost no demand to price against. Supply factpack (UNCERTAIN) |
| Distance to rail | ✗ Bad | No station; Caboolture ~28–32 min via the single bridge. Translink network |
| Housing stock & upkeep | ◐ Mixed | Tightly-held larger homes (92.6% owner-occupied, high median) but mixed eras and acreage servicing (likely septic) — inspect each dwelling. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $850,000 | 7 |
| 2021-08-31 | $850,000 | 7 |
| 2021-09-30 | $850,000 | 7 |
| 2021-10-31 | $940,000 | 8 |
| 2021-11-30 | $850,000 | 7 |
| 2021-12-31 | $850,000 | 7 |
| 2022-01-31 | $940,000 | 6 |
| 2022-02-28 | $1,030,000 | 7 |
| 2022-03-31 | $1,030,000 | 7 |
| 2022-04-30 | $1,030,000 | 7 |
| 2022-05-31 | $1,277,500 | 4 |
| 2022-06-30 | $1,380,000 | 3 |
| 2022-07-31 | $1,380,000 | 3 |
| 2022-08-31 | $1,380,000 | 3 |
| 2022-09-30 | $1,380,000 | 3 |
| 2022-10-31 | $1,625,000 | 2 |
| 2022-11-30 | $1,500,000 | 3 |
| 2022-12-31 | $1,500,000 | 3 |
| 2023-01-31 | $1,337,500 | 4 |
| 2023-02-28 | $1,175,000 | 3 |
| 2023-03-31 | $1,175,000 | 3 |
| 2023-04-30 | $1,305,000 | 2 |
| 2023-05-31 | $1,465,000 | 3 |
| 2023-06-30 | $1,465,000 | 3 |
| 2023-07-31 | $1,465,000 | 5 |
| 2023-08-31 | $1,482,500 | 6 |
| 2023-09-30 | $1,482,500 | 6 |
| 2023-10-31 | $1,482,500 | 6 |
| 2023-11-30 | $1,465,000 | 5 |
| 2023-12-31 | $1,465,000 | 5 |
| 2024-01-31 | $1,497,500 | 4 |
| 2024-02-29 | $1,497,500 | 4 |
| 2024-03-31 | $1,465,000 | 5 |
| 2024-04-30 | $1,465,000 | 5 |
| 2024-05-31 | $1,430,000 | 6 |
| 2024-06-30 | $1,430,000 | 6 |
| 2024-07-31 | $1,430,000 | 4 |
| 2024-08-31 | $1,330,000 | 3 |
| 2024-09-30 | $1,330,000 | 3 |
| 2024-10-31 | $1,330,000 | 3 |
| 2024-11-30 | $1,330,000 | 3 |
| 2024-12-31 | $1,330,000 | 3 |
| 2025-01-31 | $1,330,000 | 3 |
| 2025-02-28 | $1,330,000 | 3 |
| 2025-03-31 | $1,100,000 | 3 |
| 2025-04-30 | $1,100,000 | 3 |
| 2025-05-31 | $1,100,000 | 1 |
| 2025-06-30 | $1,100,000 | 1 |
| 2025-07-31 | $1,100,000 | 1 |
| 2025-08-31 | $1,100,000 | 1 |
| 2025-09-30 | $1,625,000 | 2 |
| 2025-10-31 | $1,625,000 | 2 |
| 2025-11-30 | $1,625,000 | 2 |
| 2025-12-31 | $1,625,000 | 2 |
| 2026-01-31 | $1,625,000 | 2 |
| 2026-02-28 | $1,625,000 | 2 |
| 2026-03-31 | $2,150,000 | 1 |
| 2026-04-30 | $2,150,000 | 1 |
| 2026-05-31 | $1,775,500 | 2 |
| 2026-06-30 | $1,775,500 | 2 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $690/wk | 3 |
| 2021-08-31 | $690/wk | 3 |
| 2021-09-30 | $690/wk | 3 |
| 2021-10-31 | $690/wk | 3 |
| 2021-11-30 | $690/wk | 3 |
| 2021-12-31 | $690/wk | 3 |
| 2022-01-31 | $690/wk | 3 |
| 2022-02-28 | $690/wk | 3 |
| 2022-03-31 | $690/wk | 3 |
| 2022-04-30 | $550/wk | 1 |
| 2022-09-30 | $560/wk | 1 |
| 2022-10-31 | $560/wk | 1 |
| 2022-11-30 | $560/wk | 1 |
| 2022-12-31 | $560/wk | 1 |
| 2023-01-31 | $560/wk | 1 |
| 2023-02-28 | $560/wk | 1 |
| 2023-03-31 | $560/wk | 1 |
| 2023-04-30 | $560/wk | 1 |
| 2023-05-31 | $560/wk | 1 |
| 2023-06-30 | $655/wk | 2 |
| 2023-07-31 | $655/wk | 2 |
| 2023-08-31 | $655/wk | 2 |
| 2023-09-30 | $655/wk | 2 |
| 2023-10-31 | $750/wk | 1 |
| 2023-11-30 | $750/wk | 1 |
| 2023-12-31 | $1,025/wk | 2 |
| 2024-01-31 | $1,025/wk | 2 |
| 2024-02-29 | $1,025/wk | 2 |
| 2024-03-31 | $1,025/wk | 2 |
| 2024-04-30 | $1,025/wk | 2 |
| 2024-05-31 | $1,025/wk | 2 |
| 2024-06-30 | $1,025/wk | 2 |
| 2024-07-31 | $850/wk | 3 |
| 2024-08-31 | $850/wk | 3 |
| 2024-09-30 | $850/wk | 3 |
| 2024-10-31 | $850/wk | 3 |
| 2024-11-30 | $850/wk | 3 |
| 2024-12-31 | $850/wk | 3 |
| 2025-01-31 | $850/wk | 3 |
| 2025-02-28 | $850/wk | 3 |
| 2025-03-31 | $850/wk | 3 |
| 2025-04-30 | $850/wk | 3 |
| 2025-05-31 | $850/wk | 3 |
| 2025-06-30 | $850/wk | 3 |
| 2025-07-31 | $1,048/wk | 2 |
| 2025-08-31 | $1,048/wk | 2 |
| 2025-09-30 | $1,048/wk | 2 |
| 2025-10-31 | $450/wk | 1 |
| 2025-11-30 | $450/wk | 1 |
| 2025-12-31 | $1,300/wk | 1 |
| 2026-01-31 | $1,300/wk | 1 |
| 2026-02-28 | $1,300/wk | 1 |
| 2026-03-31 | $1,300/wk | 1 |
| 2026-04-30 | $1,300/wk | 1 |
| 2026-05-31 | $1,148/wk | 2 |
| 2026-06-30 | $1,173/wk | 2 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | — | — | — | $1.78m |
| Median rent | — | — | — | $1,000/wk |
| Implied yield | — | — | — | 2.9% |
| Address | Sold price |
|---|---|
| 13-15 Horace Street, White Patch | $1,401,000 |