Boyne Island QLD Property Investment
· 4680 · Score: 50/100 · Hold
Boyne Island Short-Term Rental (Airbnb) Market
Boyne Island QLD Investment Brief
HOLD — 4.4% gross yield on a $595,000–$697,376 (sources disagree, range shown — do NOT quote a single number) median.
THE MARKET
Median house price in Boyne Island sits at $595,000–$697,376 (sources disagree, range shown — do NOT quote a single number) with 45 days on market and a 3.0% vacancy rate. This is a tenant-favourable market right now.
- Median house: $595,000–$697,376 (sources disagree, range shown — do NOT quote a single number) | Units: $546,525
- Gross yield: 4.4% | Net yield: 2.9%
- 5yr price CAGR: -0.8%/yr | 3yr forecast: 13.5%/yr
- Population: 4,835 | Owner-occupier rate: 62% | 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: $590/wk | Days on market: 45 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $457/night | Occupancy: 44%
- Estimated annual STR gross: ~$73,375/yr
- vs long-term rent: $30,680/yr (+139% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Bruce Highway Upgrade Program (Under Construction)
- Transport: Parana station 9.6km away
BULL CASE
If Boyne Island maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $807,927 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Boyne Island pull back 10-15% from $702,545, 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
- - Flood risk: MODERATE (qld_elevation_proxy) — part of the suburb sits near waterways or in a mapped flood-prone area
COMPARABLE MARKETS
- Brendale (QLD): $830,027 median, 3.8% yield, 16.2% 1yr growth
- Westwood (QLD): $747,318 median, 2.3% yield, 23.0% 1yr growth
- Yarraman (QLD): $515,179 median, 3.7% yield, 21.1% 1yr growth
THE PLAY
Boyne Island offers balanced fundamentals but does not present an urgent buying signal. The market is in a recovery phase with moderate vacancy risk. Monitor vacancy trends and price movements over the next 6-12 months. Only enter if a property can be acquired at or below median pricing with yields exceeding 4.9%.
- Entry range: $632,290 – $772,800
- Minimum gross yield to target: 4.7%
- 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
medium confidenceBasis: 3yr growth 15.6% (discounted)
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 4680
Decile 3 of 10 — High disadvantage
Population
55,339
Education (IEO)
2/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on Boyne Island QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $590/wk median rent for Boyne Island. 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.