Clare QLD Property Investment

CAUTION — 4.5% gross yield on a $266,552 median.

Clare has compounded at 2.8%/yr over 5 years — a house that cost $232,175 in 2021 is worth $266,552 today. Properties are sitting on market for 45 days (roughly balanced conditions). At the same growth rate, today's median reaches $306,018 by 2031.

• Median house: $266,552 | Units: $0
• Gross yield: 4.5% | Net yield: 3.0%
• 5yr price CAGR: 2.8%/yr | 3yr forecast: 13.5%/yr
• Population: 201 | Owner-occupier rate: 67% | Affluence: Below Average

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

• Vacancy: 3.0% (stable) | Rental demand: Moderate
• Median weekly rent: $230/wk | Days on market: 45 (stable)
• Tenant market — vacancy elevated, negotiate hard on rent.

• Median nightly rate: $483/night | Occupancy: 44%
• Estimated annual STR gross: ~$77,570/yr
• vs long-term rent: $11,960/yr (+549% STR premium — factor in higher management costs)

• No major confirmed infrastructure projects on record.
• Transport: Home Hill station 23.0km away

If Clare maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $306,535 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Clare pull back 10-15% from $266,552, 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

• Valkyrie (QLD): $274,000 median, 5.3% yield, 11.1% 1yr growth
• Duaringa (QLD): $252,297 median, 2.4% yield, 25.0% 1yr growth
• Isisford (QLD): $314,000 median, 1.6% yield, 0.0% 1yr growth

Clare 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: $239,897 – $293,207
• Minimum gross yield to target: 4.8%
• 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.