QLD4503· Pop. 52,483Moreton Bay

MURRUMBA DOWNS

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

3.0%

rent real · price estimated

Annual growth

9.4%

modelled estimate

Vacancy rate

1.4%

modelled estimate

AI insights for MURRUMBA DOWNS

Investment analysis, risks & comparisons

PREMIUM

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

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

Real

3.1%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

No price history available.

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 2022–23

Median 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

FTTN

Standard — fibre to node

Population density

2,697/km²

Dense urban

Schools in postcode 4503

🏫6 Primary🎓2 Secondary📚1 Combined

ACARA 2025

🏫Primary (6)

Living Faith Lutheran Primary School

Independent · Yrs Prep-6

ICSEA 1080

Pinnacle Academic College

Independent · Yrs Prep-6

ICSEA 1015

Griffin State School

Government · Yrs Prep-6

ICSEA 1015

Undurba State School

Government · Yrs Prep-6

ICSEA 1012

Dakabin State School

Government · Yrs Prep-6

ICSEA 958

Kallangur State School

Government · Yrs Prep-6

ICSEA 957

🎓Secondary (2)

Murrumba State Secondary College

Government · Yrs 7-12

ICSEA 1001

Dakabin State High School

Government · Yrs 7-12

ICSEA 940

📚Combined (1)

Northpine Christian College

Independent · Yrs Prep-12

ICSEA 1068

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 crime

59/ 100

12.3 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Average

1005ICSEA · national avg 1000

9 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

26/ 100

🚆 4 train🚌 41 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

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

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in MURRUMBA DOWNS

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