Investment snapshot

Manly, QLD 4179

Property investment analysis for Manly, Queensland

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

Manly investment property metrics

Median Price
$1.91M
House
Median Rent
$773/wk
Gross Yield
2.1%
Vacancy Rate
1.0%
Days on Market
21
Population
4,273
+1.1%/yr

Capital Growth

1 Year
11.3%
3 Year (annualised)
10.3%
5 Year (annualised)
10.1%

HTAG RCS Scores

Growth 7/10 — Good
Cashflow 4/10 — Fair
Overall 6/10 — Good

Market Context

Demand
High
Supply
Moderate
Days on Market
21 days
Population Trend
+1.1%/yr
4,273 residents

Run the numbers for Manly

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Property Details

Loan Type
Property Type
Ownership Structure

Growth & Hold

Your weekly contribution after tax

$1,091/wk

$4,726/mo · $56,708/yr

Negatively geared — tax benefit of $25,590/yr reduces your out-of-pocket

PAYG Withholding Variation

Apply to the ATO to get $984 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$90,311LMI PremiumN/ALoan Amount$1,527,460Total Upfront Cash$474,576

Cash Flow Analysis

Gross Rental Yield2.1%Net Rental Yield1.6%Annual Rental Income$38,650Total Annual Expenses-$8,685Annual Loan Repayment (P&I)-$112,263Pre-Tax Cash Flow$-82,298Tax Benefit (neg. gearing)+$25,590After-Tax Cash Flow$-56,708/yr

Depreciation claimed: $19,093/yr (Building: $19,093 + 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$5,011,137Capital Gain$3,200,031CGT Payable (50% discount)-$1,103,033Net Proceeds (after CGT & costs)$3,807,881

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%)$345,638 gain → $71,119 taxPost-Jul 2027 (89.2%)$2,854,393 gain → $1,031,914 tax

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

Total Cash Flows (10 yrs)$-567,083Cash-on-Cash Return-14.8%Estimated IRR10.9%

Year-by-Year Summary

YearValueEquityTotal Cash Flow
1$2,102,740$593,347$-56,708
2$2,315,747$825,575$-113,417
3$2,550,332$1,080,607$-170,125
4$2,808,681$1,360,707$-226,833
5$3,093,200$1,668,364$-283,542
6$3,406,542$2,006,320$-340,250
7$3,751,624$2,377,587$-396,958
8$4,131,664$2,785,482$-453,667
9$4,550,201$3,233,651$-510,375
10$5,011,137$3,726,109$-567,083

Similar suburbs in Queensland

Suburbs with a similar price range in QLD

Coorparoo

QLD 4151

6/10
Price
$1.97M
Yield
2.2%
Growth
9.5%

Nundah

QLD 4012

5/10
Price
$1.75M
Yield
2.2%
Growth
16.0%

Wynnum

QLD 4178

7/10
Price
$1.57M
Yield
2.5%
Growth
10.7%

Cleveland

QLD 4163

6/10
Price
$1.54M
Yield
2.5%
Growth
9.1%

Investing in Manly, QLD

Manly (4179) is located in Queensland with a population of approximately 4,273 residents, growing at 1.1% per year. The suburb has a median house price of $1.91M and median weekly rent of $773, delivering a gross rental yield of 2.1%.

With a vacancy rate of just 1.0% and properties selling in an average of 21 days, Manly shows high demand and moderate supply — factors that support continued price growth. Over the past 5 years, the suburb has delivered annualised capital growth of 10.1%.

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