Burleigh Waters QLD Property Investment

Burleigh Waters has compounded at 4.6%/yr over 5 years. Median sits in the $1,966,080 (single source — OnTheHouse only, no peer to validate) band today. Properties are sitting on market for 39 days (roughly balanced conditions).

• Median house: $1,966,080 (single source — OnTheHouse only, no peer to validate) | Units: $1,005,924
• Gross yield: 3.2% | Net yield: 1.7%
• 5yr price CAGR: 4.6%/yr | 3yr forecast: 13.5%/yr
• Population: 14,556 | Owner-occupier rate: 68% | Affluence: High

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

• Vacancy: 2.5% (stable) | Rental demand: Moderate
• Median weekly rent: $1,200/wk | Days on market: 39 (stable)
• Balanced market — vacancy manageable but monitor trend.

• Median nightly rate: $528/night | Occupancy: 44%
• Estimated annual STR gross: ~$84,816/yr
• vs long-term rent: $62,400/yr (+36% STR premium — factor in higher management costs)

• Gold Coast Light Rail Stage 3 (Operational)
• Gold Coast Light Rail Stage 4 (Airport Extension) (Under Procurement)
• Transport: Varsity Lakes station 3.7km away

If Burleigh Waters maintains 3%+ annual growth and vacancy stays below 1.8%, median prices could reach $2,260,992 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Burleigh Waters pull back 10-15% from $1,966,080, with vacancy rising to 4.5% 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

• Sheldon (QLD): $1,826,105 median, 1.8% yield, 10.9% 1yr growth
• Wishart (QLD): $1,618,366 median, 2.6% yield, 23.1% 1yr growth
• Stafford (QLD): $1,436,918 median, 2.5% yield, 15.0% 1yr growth

Burleigh Waters offers balanced fundamentals but does not present an urgent buying signal. The market is in a stable 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 4.0%.

• Entry range: $1,769,472 – $2,162,688
• 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.