MURRUMBA DOWNS
Investor score
64
Liveability score
50
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Real$1,195,000
Verified research · 2026
Rent yield
Real3.0%
computed from govt data
Annual growth
Real9.4%
annualised from govt data
Vacancy rate
Est.1.4%
modelled estimate
AI insights for MURRUMBA DOWNS
Investment analysis, risks & comparisons
MURRUMBA DOWNS 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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Median rent
$681/wk
QLD RTA Bond Stats · Mar 2026
Demand change
+10.0%
annual shift
Yield × growth index
6.2
combined signal
Net yield (est.)
2.44%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+9.8%
est. compound, long-run avg
10-yr growth (CAGR)
+7.3%
est. compound, long-run avg
Rental demand
58 / 100
Strong demand
Supply pipeline
Real3.1%
new dwellings approved / stock · ABS 2024-25
Moderate supply
Market overview
MURRUMBA DOWNS 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 3.0% with stable tenant demand
- High annual growth of 9.4% — 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 2022–23Median household income
$1,705/wk
$68k taxable p.a.
Renters
42.6%
54.8% owner-occupier
Median age
33.0 yrs
Unemployment
3.4%
Population growth
+1.6% p.a.
Investor-owned
7.0%
of all dwellings (ATO)
Houses
69%
25% apartments
Degree qualified
29.3%
bachelor's or higher (ABS)
Work from home
19.1%
of employed residents (ABS Census)
Median lot size
510 m²
Standard block
Household size
2.5 persons
avg per dwelling (ABS Census)
Short-term rental
5.7%
Some Airbnb activity
Market activity
Distance to CBD
25.7 km
Outer suburbs
Days on market
26 days
Normal turnover
Auction clearance
55.2%
Balanced market
Walkability
58 / 100
Very walkable
Coastal proximity
25.8 km
Coastal fringe
NBN technology
FTTNStandard — fibre to node
Population density
2,697/km²
Dense urban
Schools in postcode 4503
🏫Primary (6)
Living Faith Lutheran Primary School
Independent · Yrs Prep-6 · Major Cities
Independent · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
🎓Secondary (2)
Murrumba State Secondary College
Government · Yrs 7-12 · Major Cities
Government · Yrs 7-12 · Major Cities
📚Combined (1)
Independent · Yrs Prep-12 · Major Cities
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
High crime12.3 offences / 100 persons
Source: QLD Police · 2024-25
School quality
Average9 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
37
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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