Investment snapshot

Chermside, QLD 4032

Property investment analysis for Chermside, Queensland

General information only — not personal financial, tax, or investment advice. Results are estimates based on published tax rates and market data. Terms · Privacy

Chermside investment property metrics

Median Price
$1.35M
House
Median Rent
$683/wk
Gross Yield
2.6%
Vacancy Rate
1.0%
Days on Market
22
Population
11,426
+1.6%/yr

Capital Growth

1 Year
11.2%
3 Year (annualised)
9.8%
5 Year (annualised)
10.9%

HTAG RCS Scores

Growth 3/10 — Weak
Cashflow 4/10 — Fair
Overall 3/10 — Weak

Market Context

Demand
Very High
Supply
Moderate
Days on Market
22 days
Population Trend
+1.6%/yr
11,426 residents

Run the numbers for Chermside

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Property Details

Loan Type
Property Type
Ownership Structure

Growth & Hold

Your weekly contribution after tax

$693/wk

$3,005/mo · $36,058/yr

Negatively geared — tax benefit of $17,478/yr reduces your out-of-pocket

PAYG Withholding Variation

Apply to the ATO to get $672 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$58,158LMI Premium$15,446Loan Amount$1,080,105Total Upfront Cash$346,030

Cash Flow Analysis

Gross Rental Yield2.6%Net Rental Yield1.9%Annual Rental Income$34,150Total Annual Expenses-$8,303Annual Loan Repayment (P&I)-$79,384Pre-Tax Cash Flow$-53,536Tax Benefit (neg. gearing)+$17,478After-Tax Cash Flow$-36,058/yr

Depreciation claimed: $13,501/yr (Building: $13,501 + Fixtures: $0)

Fixture depreciation (carpet, blinds, appliances) cannot be claimed on established properties purchased after 2017 — only building depreciation applies. A quantity surveyor report will give exact figures. Building cost estimated at 40% of purchase price.

Capital Growth Projection (10 yrs)

Future Value$3,812,919Capital Gain$2,537,240CGT Payable (50% discount)-$893,584Net Proceeds (after CGT & costs)$2,843,076

Transitional CGT Split Applied

Your holding period spans 1 Jul 2027. The capital gain is split proportionally between old and new rules:

Pre-Jul 2027 (10.8%)$274,049 gain → $55,011 taxPost-Jul 2027 (89.2%)$2,263,190 gain → $838,573 tax

Pre-portion: 50% discount at marginal rate. Post-portion: CPI-indexed cost base, 30% minimum tax floor.

Total Cash Flows (10 yrs)$-360,580Cash-on-Cash Return-13.2%Estimated IRR12.4%

Year-by-Year Summary

YearValueEquityTotal Cash Flow
1$1,497,835$430,507$-36,058
2$1,661,699$607,961$-72,116
3$1,843,488$804,209$-108,174
4$2,045,166$1,021,267$-144,232
5$2,268,907$1,261,370$-180,290
6$2,517,126$1,526,994$-216,348
7$2,792,499$1,820,883$-252,406
8$3,097,998$2,146,080$-288,464
9$3,436,920$2,505,954$-324,522
10$3,812,919$2,904,243$-360,580

Similar suburbs in Queensland

Suburbs with a similar price range in QLD

Thornlands

QLD 4164

9/10
Price
$1.38M
Yield
2.7%
Growth
18.1%

Redland Bay

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8/10
Price
$1.28M
Yield
2.9%
Growth
12.6%

Victoria Point

QLD 4165

8/10
Price
$1.26M
Yield
2.9%
Growth
14.8%

Capalaba

QLD 4157

8/10
Price
$1.26M
Yield
2.9%
Growth
11.7%

North Lakes

QLD 4509

9/10
Price
$1.24M
Yield
2.8%
Growth
16.0%

Coomera

QLD 4209

8/10
Price
$1.23M
Yield
3.2%
Growth
13.5%

Investing in Chermside, QLD

Chermside (4032) is located in Queensland with a population of approximately 11,426 residents, growing at 1.6% per year. The suburb has a median house price of $1.35M and median weekly rent of $683, delivering a gross rental yield of 2.6%.

With a vacancy rate of just 1.0% and properties selling in an average of 22 days, Chermside shows very high demand and moderate supply — factors that support continued price growth. Over the past 5 years, the suburb has delivered annualised capital growth of 10.9%.

Use the calculator above to model the full investment scenario for a property in Chermside, including stamp duty, negative gearing benefits, depreciation, and the impact of proposed CGT changes on your after-tax return.