Kenmore Hills QLD Property Investment
Brisbane · 4069 · Score: 72/100 · Buy
Kenmore Hills QLD Investment Brief
BUY — 2.5% gross yield on a $1,597,500–$1,914,265 (sources disagree, range shown — do NOT quote a single number) median.
THE MARKET
Kenmore Hills has compounded at 5.0%/yr over 5 years. Median sits in the $1,597,500–$1,914,265 (sources disagree, range shown — do NOT quote a single number) band today. Properties are sitting on market for 22 days (sellers have the leverage).
- Median house: $1,597,500–$1,914,265 (sources disagree, range shown — do NOT quote a single number) | Units: $1,233,288
- Gross yield: 2.5% | Net yield: 1.0%
- 5yr price CAGR: 5.0%/yr | 3yr forecast: 13.5%/yr
- Population: 2,448 | Owner-occupier rate: 85% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 1.2% (improving) | Rental demand: Very High
- Median weekly rent: $930/wk | Days on market: 22 (improving)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
Insufficient STR data for this suburb. Run a specific address analysis for property-level STR projections.
INFRASTRUCTURE & CATALYSTS
- Cross River Rail (Brisbane) (Under Construction)
- Brisbane 2032 Olympic Games Infrastructure (Announced)
- Transport: Chelmer station 4.1km away
BULL CASE
If Kenmore Hills maintains 3%+ annual growth and vacancy stays below 0.8%, median prices could reach $2,199,712 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Kenmore Hills pull back 10-15% from $1,912,793, with vacancy rising to 2.2% and rental yields softening as tenants gain leverage.
KEY RISKS
- Flood risk: MODERATE (qld_arcgis) — part of the suburb sits near waterways or in a mapped flood-prone area
COMPARABLE MARKETS
- 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
THE PLAY
Kenmore Hills presents a compelling investment opportunity. The combination of solid fundamentals and very high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 2.5% and prioritise properties with value-add potential. Consider timing entry around the current stable phase of the market cycle.
- Entry range: $1,721,514 – $2,104,072
- Minimum gross yield to target: 4.5%
- Watch signal: vacancy staying below 2% and days on market holding under 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
high confidenceBasis: 5yr CAGR 5.0% + 10yr CAGR 4.8%
- +Very tight rental market (vacancy 1.2%) — upward price pressure
- +Active market (22 days avg)
- +Premium transport infrastructure — supports long-term capital growth
- −High supply pipeline (39794 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-04
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
7,221
2020
8,891
2021
8,353
2022
8,044
2023
7,285
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 4069
Decile 10 of 10 — Low disadvantage
Population
35,527
Education (IEO)
10/10
Econ. Resources (IER)
10/10
10-Year Investment Projection
Modelled on Kenmore Hills QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $930/wk median rent for Kenmore Hills. 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.