Benaraby QLD Property Investment

CAUTION — 2.0% gross yield on a $921,644 median.

Median house price in Benaraby sits at $921,644 with 45 days on market and a 3.0% vacancy rate. This is a tenant-favourable market right now.

• Median house: $921,644 | Units: $149,833
• Gross yield: 2.0% | Net yield: 0.5%
• 5yr price CAGR: -0.8%/yr | 3yr forecast: 13.5%/yr
• Population: 1,166 | Owner-occupier rate: 62% | Affluence: Below Average

• Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline

• Vacancy: 3.0% (stable) | Rental demand: Moderate
• Median weekly rent: $360/wk | Days on market: 45 (stable)
• Tenant market — vacancy elevated, negotiate hard on rent.

• Median nightly rate: $446/night | Occupancy: 44%
• Estimated annual STR gross: ~$71,668/yr
• vs long-term rent: $18,720/yr (+283% STR premium — factor in higher management costs)

• Bruce Highway Upgrade Program (Under Construction)
• Transport: Parana station 14.3km away

If Benaraby maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $1,059,891 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Benaraby pull back 10-15% from $921,644, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.

• Distance from CBD may limit long-term capital growth potential
• - Flood risk: MODERATE (qld_elevation_proxy) — part of the suburb sits near waterways or in a mapped flood-prone area

• North Lakes (QLD): $1,179,423 median, 3.0% yield, 12.4% 1yr growth
• Brendale (QLD): $830,027 median, 3.8% yield, 16.2% 1yr growth
• Dakabin (QLD): $1,050,257 median, 3.1% yield, 7.0% 1yr growth

Benaraby carries elevated risk that outweighs potential returns at current levels. A recovery 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: $829,480 – $1,013,808
• 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.