QLD4380· Pop. 8,093Tenterfield

SUGARLOAF

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

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

$355,000

NSW VG · 2025

Rent yield

3.7%

computed from govt data

Annual growth

5.8%

annualised from govt data

Vacancy rate

1.7%

modelled estimate

AI insights for SUGARLOAF

Investment analysis, risks & comparisons

PREMIUM

SUGARLOAF 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 price sourced from NSW VG · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$250/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+5.9%

annual shift

Yield × growth index

4.7

combined signal

Net yield (est.)

6.69%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+5.7%

est. compound, long-run avg

10-yr growth (CAGR)

+6.9%

est. compound, long-run avg

Rental demand

59 / 100

Strong demand

Supply pipeline

Real

1.5%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

2022

$765k

2025

$705k

Source: NSW VG · 2025 · all sources

Market overview

SUGARLOAF is a QLD suburb offering moderate rental yield and steady price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 3.7% with stable tenant demand
Consistent annual growth of 5.8%
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,035/wk

$39k taxable p.a.

Renters

25.0%

70.9% owner-occupier

Median age

50.0 yrs

Unemployment

3.2%

Population growth

+1.1% p.a.

Investor-owned

13.0%

of all dwellings (ATO)

Houses

88%

3% apartments

Degree qualified

9.5%

bachelor's or higher (ABS)

Work from home

12.6%

of employed residents (ABS Census)

Median lot size

2.5 ha

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

2.2%

Mostly long-term tenants

Market activity

Distance to CBD

168.9 km

Regional

Days on market

42 days

Normal turnover

Auction clearance

23.4%

Buyer's market

Walkability

0 / 100

Car-dependent

Coastal proximity

150.7 km

Inland

NBN technology

Satellite

Remote — satellite connection

Population density

104/km²

Low density

Schools in postcode 4380

🏫5 Primary🎓1 Secondary📚1 Combined

ACARA 2025

🏫Primary (5)

Greenlands State School

Government · Yrs Prep-6

ICSEA 1005

Severnlea State School

Government · Yrs Prep-6

ICSEA 962

Amiens State School

Government · Yrs Prep-6

ICSEA 940

Stanthorpe State School

Government · Yrs Prep-6

ICSEA 939

Broadwater State School

Government · Yrs Prep-6

ICSEA 878

🎓Secondary (1)

Stanthorpe State High School

Government · Yrs 7-12

ICSEA 957

📚Combined (1)

St Joseph's School

Catholic · Yrs Prep-12

ICSEA 1017

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

Safe

90/ 100

2.9 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Average

957ICSEA · national avg 1000

7 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

3/ 100

🚆 0 train🚌 2 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

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in SUGARLOAF

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