Boyne Valley QLD Property Investment
· 4680 · Score: 49/100 · Caution
Boyne Valley Short-Term Rental (Airbnb) Market
Boyne Valley QLD Investment Brief
CAUTION — 3.8% gross yield on a $381,291 (single source — OnTheHouse only, no peer to validate) median.
THE MARKET
Median house price in Boyne Valley sits at $381,291 (single source — OnTheHouse only, no peer to validate) with 45 days on market and a 3.0% vacancy rate. This is a tenant-favourable market right now.
- Median house: $381,291 (single source — OnTheHouse only, no peer to validate) | Units: $0
- Gross yield: 3.8% | Net yield: 2.2%
- 5yr price CAGR: -0.8%/yr | 3yr forecast: 13.5%/yr
- Population: 301 | 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: $275/wk | Days on market: 45 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $473/night | Occupancy: 44%
- Estimated annual STR gross: ~$76,025/yr
- vs long-term rent: $14,300/yr (+432% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Bruce Highway Upgrade Program (Under Construction)
- Transport: Many Peaks station 0.3km away
BULL CASE
If Boyne Valley maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $438,485 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 Valley pull back 10-15% from $381,291, 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
- Tully (QLD): $394,068 median, 6.3% yield, -0.8% 1yr growth
- Valkyrie (QLD): $274,000 median, 5.3% yield, 11.1% 1yr growth
- Kennedy (QLD): $444,915 median, 1.8% yield, 12.1% 1yr growth
THE PLAY
Boyne Valley 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: $343,162 – $419,420
- 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
medium confidenceBasis: 3yr growth 18.3% (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 Valley QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $275/wk median rent for Boyne Valley. 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.
Analyse a Property in Boyne Valley
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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.