Investment snapshot

Redland Bay, QLD 4165

Property investment analysis for Redland Bay, Queensland

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

Redland Bay investment property metrics

Median Price
$1.28M
House
Median Rent
$716/wk
Gross Yield
2.9%
Vacancy Rate
1.3%
Days on Market
25
Population
17,056
+2.0%/yr

Capital Growth

1 Year
12.6%
3 Year (annualised)
10.6%
5 Year (annualised)
12.7%

HTAG RCS Scores

Growth 5/10 — Fair
Cashflow 8/10 — Strong
Overall 8/10 — Strong

Market Context

Demand
Moderate
Supply
Moderate
Days on Market
25 days
Population Trend
+2.0%/yr
17,056 residents

Run the numbers for Redland Bay

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Property Details

Loan Type
Property Type
Ownership Structure

Growth & Hold

Your weekly contribution after tax

$620/wk

$2,688/mo · $32,254/yr

Negatively geared — tax benefit of $15,662/yr reduces your out-of-pocket

PAYG Withholding Variation

Apply to the ATO to get $602 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$54,138LMI Premium$14,646Loan Amount$1,024,178Total Upfront Cash$327,228

Cash Flow Analysis

Gross Rental Yield2.9%Net Rental Yield2.1%Annual Rental Income$35,800Total Annual Expenses-$8,443Annual Loan Repayment (P&I)-$75,273Pre-Tax Cash Flow$-47,916Tax Benefit (neg. gearing)+$15,662After-Tax Cash Flow$-32,254/yr

Depreciation claimed: $12,802/yr (Building: $12,802 + 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$4,220,542Capital Gain$3,011,802CGT Payable (50% discount)-$1,104,693Net Proceeds (after CGT & costs)$3,031,438

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%)$325,307 gain → $66,544 taxPost-Jul 2027 (89.2%)$2,686,495 gain → $1,038,149 tax

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

Total Cash Flows (10 yrs)$-322,542Cash-on-Cash Return-12.5%Estimated IRR15.2%

Year-by-Year Summary

YearValueEquityTotal Cash Flow
1$1,442,426$430,363$-32,254
2$1,625,182$626,006$-64,508
3$1,831,092$845,626$-96,763
4$2,063,091$1,092,209$-129,017
5$2,324,485$1,369,117$-161,271
6$2,618,997$1,680,134$-193,525
7$2,950,824$2,029,518$-225,779
8$3,324,694$2,422,065$-258,033
9$3,745,932$2,863,172$-290,288
10$4,220,542$3,358,917$-322,542

Similar suburbs in Queensland

Suburbs with a similar price range in QLD

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%

Chermside

QLD 4032

3/10
Price
$1.35M
Yield
2.6%
Growth
11.2%

Thornlands

QLD 4164

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

Investing in Redland Bay, QLD

Redland Bay (4165) is located in Queensland with a population of approximately 17,056 residents, growing at 2.0% per year. The suburb has a median house price of $1.28M and median weekly rent of $716, delivering a gross rental yield of 2.9%.

With a vacancy rate of just 1.3% and properties selling in an average of 25 days, Redland Bay 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 12.7%.

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