The Gap QLD Property Investment
Brisbane · 4061 · Score: 62/100 · Hold
The Gap Short-Term Rental (Airbnb) Market
The Gap QLD Investment Brief
HOLD — 2.9% gross yield on a $1,490,514 (single source — OnTheHouse only, no peer to validate) median.
THE MARKET
The Gap has compounded at 4.0%/yr over 5 years. Median sits in the $1,490,514 (single source — OnTheHouse only, no peer to validate) band today. Properties are sitting on market for 45 days (roughly balanced conditions).
- Median house: $1,490,514 (single source — OnTheHouse only, no peer to validate) | Units: $1,224,503
- Gross yield: 2.9% | Net yield: 1.4%
- 5yr price CAGR: 4.0%/yr | 3yr forecast: 13.5%/yr
- Population: 17,318 | Owner-occupier rate: 84% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $825/wk | Days on market: 45 (stable)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $290/night | Occupancy: 52%
- Estimated annual STR gross: ~$55,126/yr
- vs long-term rent: $42,900/yr (+28% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Standard suburban transport access
BULL CASE
If The Gap maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $1,714,091 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in The Gap pull back 10-15% from $1,490,514, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
COMPARABLE MARKETS
- Springfield Lakes (QLD): $1,070,949 median, 3.2% yield, 13.0% 1yr growth
- 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
THE PLAY
The Gap offers balanced fundamentals but does not present an urgent buying signal. The market is in a cooling 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: $1,341,463 – $1,639,565
- 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.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 4.0% + 10yr CAGR 5.0%
- −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 4061
Decile 10 of 10 — Low disadvantage
Population
17,318
Education (IEO)
10/10
Econ. Resources (IER)
10/10
10-Year Investment Projection
Modelled on The Gap QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $825/wk median rent for The Gap. Capital growth and rent increase are editable assumptions.
Analyse a Property in The Gap
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in The Gap.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.