Amamoor QLD Property Investment
Fraser Coast · 4570 · Score: 49/100 · Caution
Amamoor Short-Term Rental (Airbnb) Market
Amamoor QLD Investment Brief
CAUTION — 1.8% gross yield on a $945,760 median.
THE MARKET
Amamoor has compounded at 3.2%/yr over 5 years — a house that cost $807,946 in 2021 is worth $945,760 today. Properties are sitting on market for 44 days (roughly balanced conditions). At the same growth rate, today's median reaches $1,107,081 by 2031.
- Median house: $945,760 | Units: $711,994
- Gross yield: 1.8% | Net yield: 0.3%
- 5yr price CAGR: 3.2%/yr | 3yr forecast: 13.5%/yr
- Population: 720 | Owner-occupier rate: 75% | Affluence: Below Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $335/wk | Days on market: 44 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $527/night | Occupancy: 44%
- Estimated annual STR gross: ~$84,655/yr
- vs long-term rent: $17,420/yr (+386% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Bruce Highway Upgrade Program (under_construction)
- Transport: Amamoor station 0.6km away
BULL CASE
If Amamoor maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $1,087,624 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Amamoor pull back 10-15% from $945,760, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Springfield Lakes (QLD): $1,070,949 median, 3.2% yield, 13.0% 1yr growth
- North Lakes (QLD): $1,179,423 median, 3.0% yield, 12.4% 1yr growth
- Redbank Plains (QLD): $911,047 median, 3.4% yield, 16.6% 1yr growth
THE PLAY
Amamoor carries elevated risk that outweighs potential returns at current levels. A cooling market combined with moderate vacancy risk warrants caution. Avoid new acquisitions unless significant discount to median pricing is achievable. Re-evaluate if vacancy falls below 2.5% or annual price growth exceeds 3%.
- Entry range: $851,184 – $1,040,336
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy dropping below 2% and days on market falling below 35
This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 3.2% + 10yr CAGR 4.0%
- +Above-average population growth (1.8%/yr)
- −High supply pipeline (5568 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
771
2020
1,182
2021
979
2022
1,028
2023
1,608
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 4570
Decile 2 of 10 — High disadvantage
Population
46,427
Education (IEO)
2/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on Amamoor QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $335/wk median rent for Amamoor. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.