Coominya QLD Property Investment

CAUTION — 1.8% gross yield on a $867,042 median.

Coominya has compounded at 2.0%/yr over 5 years — a house that cost $785,307 in 2021 is worth $867,042 today. Properties are sitting on market for 37 days (roughly balanced conditions). At the same growth rate, today's median reaches $957,284 by 2031.

• Median house: $867,042 | Units: $250,636
• Gross yield: 1.8% | Net yield: 0.3%
• 5yr price CAGR: 2.0%/yr | 3yr forecast: 13.5%/yr
• Population: 1,029 | Owner-occupier rate: 74% | Affluence: Low

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

• Vacancy: 2.2% (improving) | Rental demand: High
• Median weekly rent: $300/wk | Days on market: 37 (stable)
• Balanced market — vacancy manageable but monitor trend.

• Median nightly rate: $442/night | Occupancy: 44%
• Estimated annual STR gross: ~$70,966/yr
• vs long-term rent: $15,600/yr (+355% STR premium — factor in higher management costs)

• No major confirmed infrastructure projects on record.
• Transport: Kunkala station 24.9km away

If Coominya maintains 3%+ annual growth and vacancy stays below 1.5%, median prices could reach $997,098 within 3 years with yields compressing slightly as capital values rise.

A market correction or interest rate shock could see prices in Coominya pull back 10-15% from $867,042, with vacancy rising to 4.0% and rental yields softening as tenants gain leverage.

• Distance from CBD may limit long-term capital growth potential

• Springfield Lakes (QLD): $1,070,949 median, 3.2% yield, 13.0% 1yr growth
• Ellen Grove (QLD): $878,386 median, 3.7% yield, 18.6% 1yr growth
• Waterford (QLD): $997,414 median, 3.5% yield, 6.6% 1yr growth

Coominya 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: $780,338 – $953,746
• 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.