Upper Coomera QLD Property Investment
Gold Coast · 4209 · Score: 67/100 · Buy
Upper Coomera Short-Term Rental (Airbnb) Market
Upper Coomera QLD Investment Brief
BUY — 3.6% gross yield on a $1,224,488 (single source — OnTheHouse only, no peer to validate) median.
THE MARKET
Upper Coomera has compounded at 2.7%/yr over 5 years. Median sits in the $1,224,488 (single source — OnTheHouse only, no peer to validate) band today. Properties are sitting on market for 37 days (roughly balanced conditions).
- Median house: $1,224,488 (single source — OnTheHouse only, no peer to validate) | Units: $922,732
- Gross yield: 3.6% | Net yield: 2.1%
- 5yr price CAGR: 2.7%/yr | 3yr forecast: 13.5%/yr
- Population: 27,180 | Owner-occupier rate: 51% | Affluence: Above Average
- Supply pipeline: Moderate — Strong population growth likely attracting new development approvals
RENTAL SNAPSHOT
- Vacancy: 2.2% (improving) | Rental demand: High
- Median weekly rent: $850/wk | Days on market: 37 (stable)
- Balanced market — vacancy manageable but monitor trend.
SHORT-TERM RENTAL
- Median nightly rate: $434/night | Occupancy: 44%
- Estimated annual STR gross: ~$69,720/yr
- vs long-term rent: $44,200/yr (+58% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- Gold Coast Light Rail Stage 3 (Operational)
- Transport: Central Park station 3.8km away
BULL CASE
If Upper Coomera maintains 8%+ annual growth and vacancy stays below 1.5%, median prices could reach $1,408,161 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Upper Coomera pull back 10-15% from $1,224,488, with vacancy rising to 4.0% 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
- 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
THE PLAY
Upper Coomera presents a compelling investment opportunity. The combination of solid fundamentals and high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 3.6% and prioritise properties with value-add potential. Consider timing entry around the current above_trend phase of the market cycle.
- Entry range: $1,102,039 – $1,346,937
- 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 2.7% + 10yr CAGR 2.2%
- +Strong population growth (8.2%/yr) driving demand
- +Low rental vacancy (2.2%) — constrained supply
- −High supply pipeline (25451 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
4,508
2020
5,232
2021
5,649
2022
5,944
2023
4,118
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 4209
Decile 6 of 10 — Average
Population
74,284
Education (IEO)
5/10
Econ. Resources (IER)
7/10
10-Year Investment Projection
Modelled on Upper Coomera QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $850/wk median rent for Upper Coomera. 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.