Ocean-side surf suburb with the island's second-deepest rental base (29% rented), 13.2% rent growth in the year, below-average crime, and built-out scarcity on finite island land.
Weakest price growth on the island (6.6% 12m / 10.6% five-year) and a 3.1% yield on a $1.13m median — modest income, and salt/coastal exposure lifts maintenance the fund can't borrow to cover.
Chronic beach erosion is the structural risk: MBRC is running dune, seawall, sand back-passing and a 2km sand buffer / 5m barrier with emergency works into 2026. Coastal-hazard insurance is a rising, uncontrollable draw on fund liquidity — and it's the furthest point on a one-bridge, no-rail island.
A deeper tenant pool than Banksia Beach, but the erosion front is a genuine long-hold liability for an SMSF carrying insurance inside the fund. Only on the higher, set-back streets away from the active erosion zone, and only on newer stock — otherwise the coastal-cost line erodes the thesis.
| Dimension | Verdict | Why |
|---|---|---|
| Capital growth | ◐ Mixed | 10.6% compound over 5 yrs, 6.6% last 12m. Past growth is already in the price — sustaining it depends on the supply picture below. trend data (this DB) |
| Rental yield | ✗ Bad | 3.1% gross — heavy negative cash flow inside the fund — the growth has to justify it. PropTrack via suburb page |
| Flood risk | ✗ Bad | Ocean/eastern side with chronic beach erosion; MBRC is running foreshore rehab, dune replanting, a sand back-passing system and a 2km sand buffer / ~5m erosion barrier, with emergency works continuing into 2026. Coastal-hazard exposure is structural and an insurance-cost driver. Woorim SEMP Coastal Processes report (MBRC); Healthy Land & Water Woorim project |
| Crime | ✓ Good | Below the QLD average on all categories — break-ins 549/100k (−43.5%), MV theft 484 (−58.5%), violent 1,509 (−55.9%). OpenStats 2022–24 |
| Infrastructure | ◐ Mixed | Surf-beach village strip and local shops, but the furthest point on the island (~30–35 min to Caboolture) with no rail. Transport factpack |
| Owner-occupier appeal | ✓ Good | 68% owned / 29% rented, 57% family households — owner-occupier depth supports prices and resale; verify tenant demand separately (listings volume, room demand). ABS via suburb page |
| New supply risk | ✓ Good | Established, infill only; island scarcity caps supply — though erosion is the reason parts of the eastern front stay undeveloped. Supply factpack |
| Distance to rail | ✗ Bad | No station; Caboolture ~30–35 min via the single bridge — the longest island commute. Translink network |
| Housing stock & upkeep | ◐ Mixed | Older beach-shack stock through to newer builds; salt/coastal exposure lifts upkeep — inspect era and condition. editorial — stock-age judgment |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $685,000 | 34 |
| 2021-08-31 | $692,500 | 40 |
| 2021-09-30 | $685,000 | 41 |
| 2021-10-31 | $728,750 | 40 |
| 2021-11-30 | $745,000 | 41 |
| 2021-12-31 | $750,000 | 45 |
| 2022-01-31 | $750,000 | 45 |
| 2022-02-28 | $750,000 | 46 |
| 2022-03-31 | $750,000 | 48 |
| 2022-04-30 | $750,000 | 48 |
| 2022-05-31 | $750,000 | 49 |
| 2022-06-30 | $752,500 | 50 |
| 2022-07-31 | $770,000 | 47 |
| 2022-08-31 | $781,000 | 42 |
| 2022-09-30 | $800,000 | 41 |
| 2022-10-31 | $810,000 | 39 |
| 2022-11-30 | $825,000 | 34 |
| 2022-12-31 | $800,000 | 29 |
| 2023-01-31 | $852,500 | 26 |
| 2023-02-28 | $850,000 | 25 |
| 2023-03-31 | $850,000 | 23 |
| 2023-04-30 | $850,000 | 27 |
| 2023-05-31 | $843,250 | 28 |
| 2023-06-30 | $836,500 | 25 |
| 2023-07-31 | $836,500 | 23 |
| 2023-08-31 | $836,500 | 25 |
| 2023-09-30 | $880,000 | 29 |
| 2023-10-31 | $880,000 | 31 |
| 2023-11-30 | $890,000 | 31 |
| 2023-12-31 | $892,500 | 30 |
| 2024-01-31 | $901,500 | 30 |
| 2024-02-29 | $885,000 | 34 |
| 2024-03-31 | $901,500 | 36 |
| 2024-04-30 | $908,000 | 31 |
| 2024-05-31 | $927,500 | 32 |
| 2024-06-30 | $925,000 | 33 |
| 2024-07-31 | $916,500 | 32 |
| 2024-08-31 | $916,500 | 30 |
| 2024-09-30 | $927,500 | 26 |
| 2024-10-31 | $925,000 | 25 |
| 2024-11-30 | $900,000 | 24 |
| 2024-12-31 | $927,500 | 26 |
| 2025-01-31 | $925,000 | 25 |
| 2025-02-28 | $1,010,000 | 21 |
| 2025-03-31 | $985,000 | 19 |
| 2025-04-30 | $940,000 | 21 |
| 2025-05-31 | $1,010,000 | 23 |
| 2025-06-30 | $1,055,000 | 24 |
| 2025-07-31 | $1,010,000 | 25 |
| 2025-08-31 | $1,005,250 | 24 |
| 2025-09-30 | $1,000,500 | 23 |
| 2025-10-31 | $1,100,000 | 23 |
| 2025-11-30 | $1,112,500 | 24 |
| 2025-12-31 | $1,100,000 | 27 |
| 2026-01-31 | $1,050,250 | 28 |
| 2026-02-28 | $1,004,600 | 31 |
| 2026-03-31 | $1,100,000 | 31 |
| 2026-04-30 | $1,112,500 | 28 |
| 2026-05-31 | $1,064,800 | 22 |
| 2026-06-30 | $1,125,000 | 19 |
| Month | Value | Sample |
|---|---|---|
| 2021-07-31 | $440/wk | 31 |
| 2021-08-31 | $435/wk | 29 |
| 2021-09-30 | $438/wk | 28 |
| 2021-10-31 | $440/wk | 29 |
| 2021-11-30 | $450/wk | 32 |
| 2021-12-31 | $450/wk | 31 |
| 2022-01-31 | $460/wk | 32 |
| 2022-02-28 | $463/wk | 34 |
| 2022-03-31 | $463/wk | 32 |
| 2022-04-30 | $465/wk | 31 |
| 2022-05-31 | $480/wk | 31 |
| 2022-06-30 | $480/wk | 33 |
| 2022-07-31 | $480/wk | 34 |
| 2022-08-31 | $490/wk | 34 |
| 2022-09-30 | $480/wk | 34 |
| 2022-10-31 | $500/wk | 30 |
| 2022-11-30 | $505/wk | 28 |
| 2022-12-31 | $515/wk | 28 |
| 2023-01-31 | $520/wk | 28 |
| 2023-02-28 | $520/wk | 29 |
| 2023-03-31 | $550/wk | 29 |
| 2023-04-30 | $565/wk | 31 |
| 2023-05-31 | $565/wk | 35 |
| 2023-06-30 | $550/wk | 31 |
| 2023-07-31 | $545/wk | 33 |
| 2023-08-31 | $548/wk | 34 |
| 2023-09-30 | $545/wk | 35 |
| 2023-10-31 | $550/wk | 33 |
| 2023-11-30 | $550/wk | 32 |
| 2023-12-31 | $550/wk | 30 |
| 2024-01-31 | $560/wk | 33 |
| 2024-02-29 | $563/wk | 36 |
| 2024-03-31 | $563/wk | 40 |
| 2024-04-30 | $565/wk | 40 |
| 2024-05-31 | $570/wk | 39 |
| 2024-06-30 | $563/wk | 34 |
| 2024-07-31 | $565/wk | 37 |
| 2024-08-31 | $570/wk | 35 |
| 2024-09-30 | $575/wk | 32 |
| 2024-10-31 | $585/wk | 34 |
| 2024-11-30 | $590/wk | 35 |
| 2024-12-31 | $595/wk | 35 |
| 2025-01-31 | $593/wk | 36 |
| 2025-02-28 | $593/wk | 32 |
| 2025-03-31 | $608/wk | 30 |
| 2025-04-30 | $608/wk | 30 |
| 2025-05-31 | $598/wk | 30 |
| 2025-06-30 | $583/wk | 32 |
| 2025-07-31 | $580/wk | 35 |
| 2025-08-31 | $580/wk | 31 |
| 2025-09-30 | $583/wk | 32 |
| 2025-10-31 | $583/wk | 32 |
| 2025-11-30 | $595/wk | 32 |
| 2025-12-31 | $600/wk | 32 |
| 2026-01-31 | $600/wk | 33 |
| 2026-02-28 | $600/wk | 35 |
| 2026-03-31 | $600/wk | 34 |
| 2026-04-30 | $630/wk | 35 |
| 2026-05-31 | $630/wk | 35 |
| 2026-06-30 | $660/wk | 35 |
| 2 bed | 3 bed | 4 bed | 5+ bed | |
|---|---|---|---|---|
| Median price | $1.39m | $1m | $1.23m | $1.63m |
| Median rent | $518/wk | $650/wk | $813/wk | $980/wk |
| Implied yield | 1.9% | 3.4% | 3.4% | 3.1% |
| Address | Sold price |
|---|---|
| 7 Blaik Street, Woorim | $1,600,000 |
| 37 Clement Street, Woorim | $1,590,000 |
| 85 Fairway Avenue, Woorim | $1,400,000 |
| 79 Arcadia Avenue, Woorim | $1,350,000 |
| 3 Longland Court, Woorim | $1,330,000 |
| 4 Golf Drive, Woorim | $1,200,000 |
| 22 Brookes Cres, Woorim | $1,004,600 |
| 2/3-9 North Street, Woorim | $890,000 |
| 44/5 Links Court, Woorim | $675,000 |
| 27/5 Links Court, Woorim | $650,000 |
| 2/23 Sixth Avenue, Woorim | $610,000 |