QLD4054· Pop. 13,986Brisbane

ARANA HILLS

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

—

no recent data

Rent yield

5.0%

rent real · price estimated

Annual growth

6.2%

modelled estimate

Vacancy rate

1.4%

modelled estimate

AI insights for ARANA HILLS

Investment analysis, risks & comparisons

PREMIUM

ARANA HILLS shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$735/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+4.2%

annual shift

Yield × growth index

5.6

combined signal

Net yield (est.)

2.05%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+13.8%

est. compound, long-run avg

10-yr growth (CAGR)

+5.6%

est. compound, long-run avg

Rental demand

59 / 100

Strong demand

Supply pipeline

Real

1.8%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

No price history available.

Market overview

ARANA HILLS is a metropolitan QLD suburb with strong capital growth momentum and high rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro QLD suburb with strong infrastructure and transport
Strong rental yield of 5.0%
Consistent annual growth of 6.2%
Very low vacancy rate — high rental demand

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,949/wk

$73k taxable p.a.

Renters

27.2%

68.1% owner-occupier

Median age

38.0 yrs

Unemployment

2.4%

Population growth

+2.3% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

10%

80% apartments

Degree qualified

39.2%

bachelor's or higher (ABS)

Work from home

24.0%

of employed residents (ABS Census)

Median lot size

130 m²

Apartment/strata

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

15.4%

High Airbnb activity

Market activity

Distance to CBD

9.5 km

Middle ring

Days on market

27 days

Normal turnover

Auction clearance

63.8%

Balanced market

Walkability

56 / 100

Very walkable

Coastal proximity

9.9 km

Near coast

NBN technology

FTTN

Standard — fibre to node

Population density

12,409/km²

Very dense urban

Schools in postcode 4054

🏫3 Primary

ACARA 2025

🏫Primary (3)

St William's Primary School

Catholic · Yrs Prep-6

ICSEA 1112

Pine Community School

Independent · Yrs Prep-6

ICSEA 1080

Grovely State School

Government · Yrs Prep-6

ICSEA 1001

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

Moderate

76/ 100

7.1 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Above average

1064ICSEA · national avg 1000

3 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

43/ 100

🚆 4 train🚌 44 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Moderate momentum

Moderate indicators of demographic change. Young professionals, rising degree rates, and reasonable transit suggest gradual improvement.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

high

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in ARANA HILLS

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