QLD4829· Pop. 516Barcoo

WILLS

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

3.5%

rent real · price estimated

Annual growth

2.9%

modelled estimate

Vacancy rate

1.1%

modelled estimate

AI insights for WILLS

Investment analysis, risks & comparisons

PREMIUM

WILLS 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

$141/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+2.1%

annual shift

Yield × growth index

3.2

combined signal

Net yield (est.)

4.08%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+6.3%

est. compound, long-run avg

10-yr growth (CAGR)

+6.8%

est. compound, long-run avg

Rental demand

51 / 100

Moderate demand

Supply pipeline

Est.

1.5%

new dwellings approved / stock · Modelled estimate

Low supply pressure

5-year price history

No price history available.

Market overview

WILLS is a QLD suburb offering lower rental yield and moderate 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 3.5% with stable tenant demand
Very low vacancy rate — high rental demand
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

$1,571/wk

$42k taxable p.a.

Renters

48.8%

31.1% owner-occupier

Median age

37.0 yrs

Unemployment

5.7%

Population growth

+1.4% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

90%

6% apartments

Degree qualified

25.3%

bachelor's or higher (ABS)

Work from home

13.6%

of employed residents (ABS Census)

Median lot size

2.8 ha

Large block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

2.9%

Mostly long-term tenants

Market activity

Distance to CBD

1365.1 km

Regional

Days on market

80 days

Slower market

Auction clearance

30.0%

Buyer's market

Walkability

30 / 100

Some errands walkable

Coastal proximity

819.7 km

Inland

NBN technology

FTTN

Standard — fibre to node

Population density

131/km²

Low density

Schools in postcode 4829

🏫2 Primary

ACARA 2025

🏫Primary (2)

Boulia State School

Government · Yrs Prep-6

ICSEA 867

Bedourie State School

Government · Yrs Prep-6

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

Moderate

74/ 100

7.8 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Disadvantaged

867ICSEA · national avg 1000

1 school in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

11/ 100

🚆 0 train🚌 3 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

high

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

low

Coastal exposure + state climate

🌀

Cyclone risk

low

QLD/NT tropical cyclone zone

Live suburb intelligence

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Location

Properties in WILLS

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