QLD4854· Pop. 5,525Cassowary Coast

TULLY HEADS

EmergingAffordable, high-yield, growing population — early-cycle opportunity

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

3.3%

rent real · price estimated

Annual growth

6.6%

modelled estimate

Vacancy rate

1.8%

modelled estimate

AI insights for TULLY HEADS

Investment analysis, risks & comparisons

PREMIUM

TULLY HEADS 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

$250/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+7.2%

annual shift

Yield × growth index

4.9

combined signal

Net yield (est.)

6.89%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+8.1%

est. compound, long-run avg

10-yr growth (CAGR)

+6.8%

est. compound, long-run avg

Rental demand

60 / 100

Strong demand

Supply pipeline

Real

1.5%

new dwellings approved / stock · ABS 2024-25

Low supply pressure

5-year price history

No price history available.

Market overview

TULLY HEADS is a QLD suburb offering lower rental yield and strong 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 3.3% with stable tenant demand
Consistent annual growth of 6.6%
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

$1,296/wk

$43k taxable p.a.

Renters

26.6%

66.4% owner-occupier

Median age

43.0 yrs

Unemployment

4.3%

Population growth

+1.6% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

85%

6% apartments

Degree qualified

13.6%

bachelor's or higher (ABS)

Work from home

9.4%

of employed residents (ABS Census)

Median lot size

1.4 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

1.6%

Mostly long-term tenants

Market activity

Distance to CBD

1282.5 km

Regional

Days on market

52 days

Slower market

Auction clearance

29.5%

Buyer's market

Walkability

18 / 100

Car-dependent

Coastal proximity

36.6 km

Inland

NBN technology

FTTC

Good — fibre to curb

Population density

82/km²

Rural / semi-rural

Schools in postcode 4854

🏫5 Primary🎓1 Secondary

ACARA 2025

🏫Primary (5)

St Clare's School

Catholic · Yrs Prep-6

ICSEA 1008

Lower Tully State School

Government · Yrs Prep-6

ICSEA 923

Feluga State School

Government · Yrs Prep-6

ICSEA 910

Tully State School

Government · Yrs Prep-6

ICSEA 885

Murray River Upper State School

Government · Yrs Prep-6

ICSEA 799

🎓Secondary (1)

Tully State High School

Government · Yrs 7-12

ICSEA 925

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

83/ 100

5.2 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Below average

908ICSEA · national avg 1000

6 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

24/ 100

🚆 1 train🚌 4 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

high

Source: State GIS flood zone data

🔥

Bushfire risk

medium

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

🌀

Cyclone risk

medium

QLD/NT tropical cyclone zone

Live suburb intelligence

Fetching live data…

Location

Properties in TULLY HEADS

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