New Farm QLD Property Investment
Brisbane · 4005 · Score: 68/100 · Buy
New Farm Short-Term Rental (Airbnb) Market
New Farm QLD Investment Brief
BUY — 1.6% gross yield on a $3,305,444 (single source — OnTheHouse only, no peer to validate) median.
THE MARKET
New Farm has compounded at 3.0%/yr over 5 years. Median sits in the $3,305,444 (single source — OnTheHouse only, no peer to validate) band today. Properties are sitting on market for 18 days (sellers have the leverage).
- Median house: $3,305,444 (single source — OnTheHouse only, no peer to validate) | Units: $1,216,853
- Gross yield: 1.6% | Net yield: 0.1%
- 5yr price CAGR: 3.0%/yr | 3yr forecast: 13.5%/yr
- Population: 12,197 | Owner-occupier rate: 45% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 1.0% (improving) | Rental demand: Very High
- Median weekly rent: $1,050/wk | Days on market: 18 (improving)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
- Median nightly rate: $237/night | Occupancy: 49%
- Estimated annual STR gross: ~$41,978/yr
- vs long-term rent: $54,600/yr (comparable — LTR offers simpler management)
INFRASTRUCTURE & CATALYSTS
- Cross River Rail (Brisbane) (Under Construction)
- Brisbane 2032 Olympic Games Infrastructure (Announced)
- Transport: Fortitude Valley station 1.9km away
BULL CASE
If New Farm maintains 3%+ annual growth and vacancy stays below 0.8%, median prices could reach $3,801,261 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in New Farm pull back 10-15% from $3,305,444, with vacancy rising to 1.8% and rental yields softening as tenants gain leverage.
KEY RISKS
- Flood risk: EXTREME (qld_arcgis) — review individual property elevation and council flood maps before commit
- - Premium price point limits buyer pool and increases interest rate sensitivity
COMPARABLE MARKETS
- Teneriffe (QLD): $3,258,437 median, 1.9% yield, 0.0% 1yr growth
- Surfers Paradise (QLD): $2,489,466 median, 2.9% yield, 3.1% 1yr growth
- Clear Island Waters (QLD): $2,420,696 median, 3.2% yield, 1.6% 1yr growth
THE PLAY
New Farm 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 1.6% and prioritise properties with value-add potential. Consider timing entry around the current cooling phase of the market cycle.
- Entry range: $2,974,900 – $3,635,988
- 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
low confidenceBasis: 5yr CAGR 3.0% + 10yr CAGR 4.2%
- +Very tight rental market (vacancy 1.0%) — upward price pressure
- +Fast sales (18 days avg) — strong buyer demand
- +Premium transport infrastructure — supports long-term capital growth
- −Population decline (-0.2%/yr) — demand headwind
- −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 4005
Decile 10 of 10 — Low disadvantage
Population
17,714
Education (IEO)
10/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on New Farm QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $1050/wk median rent for New Farm. 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.