Investment snapshot

Nundah, QLD 4012

Property investment analysis for Nundah, Queensland

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

Nundah investment property metrics

Median Price
$1.75M
House
Median Rent
$743/wk
Gross Yield
2.2%
Vacancy Rate
1.1%
Days on Market
39
Population
13,098
+1.9%/yr

Capital Growth

1 Year
16.0%
3 Year (annualised)
13.4%
5 Year (annualised)
12.8%

HTAG RCS Scores

Growth 6/10 — Good
Cashflow 4/10 — Fair
Overall 5/10 — Fair

Market Context

Demand
Moderate
Supply
Moderate
Days on Market
39 days
Population Trend
+1.9%/yr
13,098 residents

Run the numbers for Nundah

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Property Details

Loan Type
Property Type
Ownership Structure

Growth & Hold

Your weekly contribution after tax

$969/wk

$4,197/mo · $50,362/yr

Negatively geared — tax benefit of $24,169/yr reduces your out-of-pocket

PAYG Withholding Variation

Apply to the ATO to get $930 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$81,374LMI PremiumN/ALoan Amount$1,403,112Total Upfront Cash$434,552

Cash Flow Analysis

Gross Rental Yield2.2%Net Rental Yield1.6%Annual Rental Income$37,150Total Annual Expenses-$8,558Annual Loan Repayment (P&I)-$103,124Pre-Tax Cash Flow$-74,531Tax Benefit (neg. gearing)+$24,169After-Tax Cash Flow$-50,362/yr

Depreciation claimed: $17,539/yr (Building: $17,539 + 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$5,869,933Capital Gain$4,207,659CGT Payable (50% discount)-$1,552,185Net Proceeds (after CGT & costs)$4,200,349

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%)$454,473 gain → $95,606 taxPost-Jul 2027 (89.2%)$3,753,186 gain → $1,456,579 tax

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

Total Cash Flows (10 yrs)$-503,621Cash-on-Cash Return-14.3%Estimated IRR15.1%

Year-by-Year Summary

YearValueEquityTotal Cash Flow
1$1,979,089$592,574$-50,362
2$2,233,205$864,345$-100,724
3$2,519,948$1,169,871$-151,086
4$2,843,509$1,513,412$-201,448
5$3,208,616$1,899,773$-251,811
6$3,620,602$2,334,370$-302,173
7$4,085,488$2,823,309$-352,535
8$4,610,064$3,373,473$-402,897
9$5,201,996$3,992,625$-453,259
10$5,869,933$4,689,517$-503,621

Similar suburbs in Queensland

Suburbs with a similar price range in QLD

Manly

QLD 4179

6/10
Price
$1.91M
Yield
2.1%
Growth
11.3%

Wynnum

QLD 4178

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

Coorparoo

QLD 4151

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

Cleveland

QLD 4163

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

Sandgate

QLD 4017

7/10
Price
$1.49M
Yield
2.5%
Growth
9.5%

Investing in Nundah, QLD

Nundah (4012) is located in Queensland with a population of approximately 13,098 residents, growing at 1.9% per year. The suburb has a median house price of $1.75M and median weekly rent of $743, delivering a gross rental yield of 2.2%.

With a vacancy rate of just 1.1% and properties selling in an average of 39 days, Nundah shows moderate demand and moderate supply — factors that support continued price growth. Over the past 5 years, the suburb has delivered annualised capital growth of 12.8%.

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