UPPER COOMERA
Investor score
61
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
3.5%
rent real · price estimated
Annual growth
9.3%
modelled estimate
Vacancy rate
1.0%
modelled estimate
AI insights for UPPER COOMERA
Investment analysis, risks & comparisons
UPPER COOMERA 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.
Median rent
$805/wk
QLD RTA Bond Stats · Mar 2026
Demand change
+9.7%
annual shift
Yield × growth index
6.4
combined signal
Net yield (est.)
1.65%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+6.3%
est. compound, long-run avg
10-yr growth (CAGR)
+8.9%
est. compound, long-run avg
Rental demand
69 / 100
Strong demand
Supply pipeline
Est.4.3%
new dwellings approved / stock · Modelled estimate
High supply risk
5-year price history
No price history available.
Market overview
UPPER COOMERA is a metropolitan QLD suburb with strong capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro QLD suburb with strong infrastructure and transport
- Rental yield 3.5% with stable tenant demand
- High annual growth of 9.3% — 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 2022–23Median household income
$1,932/wk
$84k taxable p.a.
Renters
47.2%
50.9% owner-occupier
Median age
30.0 yrs
Unemployment
3.8%
Population growth
+4.1% p.a.
Investor-owned
7.0%
of all dwellings (ATO)
Houses
67%
28% apartments
Degree qualified
40.7%
bachelor's or higher (ABS)
Work from home
15.8%
of employed residents (ABS Census)
Median lot size
440 m²
Compact block
Household size
2.3 persons
avg per dwelling (ABS Census)
Short-term rental
8.0%
Active STR market
Market activity
Distance to CBD
52.0 km
Regional
Days on market
40 days
Normal turnover
Auction clearance
56.7%
Balanced market
Walkability
86 / 100
Walker's paradise
Coastal proximity
19.2 km
Coastal fringe
NBN technology
FTTNStandard — fibre to node
Population density
991/km²
Suburban
Schools in postcode 4209
🏫Primary (9)
Highland Reserve State School
Government · Yrs Prep-6
Coomera State School
Government · Yrs Prep-6
Gainsborough State School
Government · Yrs Prep-6
Coomera Rivers State School
Government · Yrs Prep-6
Coomera Springs State School
Government · Yrs Prep-6
Ormeau State School
Government · Yrs Prep-6
Picnic Creek State School
Government · Yrs Prep-6
Pimpama State School
Government · Yrs Prep-6
Pimpama State Primary College
Government · Yrs Prep-6
🎓Secondary (2)
Foxwell State Secondary College
Government · Yrs 7-12
Pimpama State Secondary College
Government · Yrs 7-12
📚Combined (6)
Saint Stephen's College
Independent · Yrs Prep-12
Coomera Anglican College
Independent · Yrs Prep-12
Lutheran Ormeau Rivers District School
Independent · Yrs Prep-12
Assisi Catholic College
Catholic · Yrs Prep-12
St Joseph's College
Catholic · Yrs Prep-12
Upper Coomera State College
Government · Yrs Prep-12
⭐Special (1)
Coomera State Special School
Government · Yrs Prep-12
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 crime14.5 offences / 100 persons
Source: QLD Police · 2024-25
School quality
Average18 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
43
/ 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
Properties in UPPER COOMERA
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