QLD4110· Pop. 16,461Brisbane

HEATHWOOD DF

GrowthStrong momentum, tight vacancy, rising population — in the sweet spot

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

2.1%

rent real · price estimated

Annual growth

7.3%

modelled estimate

Vacancy rate

1.0%

modelled estimate

AI insights for HEATHWOOD DF

Investment analysis, risks & comparisons

PREMIUM

HEATHWOOD DF 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

$370/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+5.9%

annual shift

Yield × growth index

4.7

combined signal

Net yield (est.)

1.60%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.8%

est. compound, long-run avg

10-yr growth (CAGR)

+6.2%

est. compound, long-run avg

Rental demand

74 / 100

Very high rental demand

Supply pipeline

Est.

2.2%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

No price history available.

Market overview

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

Highlights

Metro QLD suburb with strong infrastructure and transport
Rental yield 2.1% with stable tenant demand
High annual growth of 7.3% — outperforming state average
Very low vacancy rate — high rental demand

Risk factors

High entry price may limit buyer pool
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,906/wk

$95k taxable p.a.

Renters

37.4%

60.0% owner-occupier

Median age

32.0 yrs

Unemployment

2.7%

Population growth

+5.8% p.a.

Investor-owned

11.0%

of all dwellings (ATO)

Houses

55%

31% apartments

Degree qualified

24.5%

bachelor's or higher (ABS)

Work from home

15.5%

of employed residents (ABS Census)

Median lot size

430 m²

Compact block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

4.7%

Some Airbnb activity

Market activity

Distance to CBD

1135.7 km

Regional

Days on market

21 days

Fast-moving market

Auction clearance

59.0%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

120.4 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

3,273/km²

Dense urban

Schools in postcode 4110

🏫4 Primary📚1 Combined⭐1 Special

ACARA 2025

🏫Primary (4)

Pallara State School

Government · Yrs Prep-6

ICSEA 1062

Our Lady of Fatima Primary School

Catholic · Yrs Prep-6

ICSEA 1034

Acacia Ridge State School

Government · Yrs Prep-6

ICSEA 930

Watson Road State School

Government · Yrs Prep-6

ICSEA 872

📚Combined (1)

Aboriginal & Islander Independent Community School

Independent · Yrs Prep-12

ICSEA 710

⭐Special (1)

Y Schools Queensland - Brisbane South

Independent · Yrs 7-12

ICSEA 882

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

71/ 100

8.8 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Below average

915ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Excellent

80/ 100

🚆 2 train🚌 27 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

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

Environmental risk

🌊

Flood risk

medium

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

🌀

Cyclone risk

low

QLD/NT tropical cyclone zone

Live suburb intelligence

Fetching live data…

Location

Properties in HEATHWOOD DF

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