Investment snapshot

Sandgate, QLD 4017

Property investment analysis for Sandgate, Queensland

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

Sandgate investment property metrics

Median Price

$1.49M

House

Median Rent

$729/wk

Gross Yield

2.5%

Vacancy Rate

0.7%

Days on Market

Population

4,926

+1.3%/yr

Capital Growth

1 Year

9.5%

3 Year (annualised)

9.3%

5 Year (annualised)

10.6%

HTAG RCS Scores

Growth 8/10 — Strong

Cashflow 6/10 — Good

Overall 7/10 — Good

Market Context

Demand

Moderate

Supply

Moderate

Days on Market

48 days

Population Trend

+1.3%/yr

4,926 residents

Run the numbers for Sandgate

Pre-filled with Sandgate median values. Adjust to match your scenario.

Property Details

StatePurchase Price

Deposit

20%

$297,213 deposit · LVR 80%

Weekly Rent

Your Gross Income (salary)

Interest Rate (p.a.)

Loan Type

P&IInterest Only

Property Type

EstablishedNew Build

Ownership Structure

IndividualDiscretionary Trust

Growth & Hold

Annual Capital Growth

Hold Period

years

Your weekly contribution after tax

$768/wk

$3,326/mo · $39,917/yr

Negatively geared — tax benefit of $19,507/yr reduces your out-of-pocket

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PAYG Withholding Variation

Apply to the ATO to get $750 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$65,974LMI PremiumN/ALoan Amount$1,188,850Total Upfront Cash$365,587

Cash Flow Analysis

Gross Rental Yield2.6%Net Rental Yield1.9%Annual Rental Income$36,450Total Annual Expenses-$8,498Annual Loan Repayment (P&I)-$87,376Pre-Tax Cash Flow$-59,424Tax Benefit (neg. gearing)+$19,507After-Tax Cash Flow$-39,917/yr

Depreciation claimed: $14,861/yr (Building: $14,861 + 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$4,055,249Capital Gain$2,649,422CGT Payable (50% discount)-$899,935Net Proceeds (after CGT & costs)$3,074,209

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 (9.0%)$238,807 gain → $47,082 taxPost-Jul 2027 (72.1%)$1,910,006 gain → $852,853 tax

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

Total Cash Flows (10 yrs)$-399,173Cash-on-Cash Return-13.3%Estimated IRR12.4%

Year-by-Year Summary

Year	Value	Equity	Total Cash Flow
1	$1,642,991	$468,204	$-39,917
2	$1,816,491	$656,663	$-79,835
3	$2,008,313	$864,399	$-119,752
4	$2,220,390	$1,093,405	$-159,669
5	$2,454,864	$1,345,888	$-199,586
6	$2,714,097	$1,624,279	$-239,504
7	$3,000,706	$1,931,268	$-279,421
8	$3,317,580	$2,269,822	$-319,338
9	$3,667,917	$2,643,222	$-359,256
10	$4,055,249	$3,055,088	$-399,173

Growth

14.8%

Investing in Sandgate, QLD

Sandgate (4017) is located in Queensland with a population of approximately 4,926 residents, growing at 1.3% per year. The suburb has a median house price of $1.49M and median weekly rent of $729, delivering a gross rental yield of 2.5%.

With a vacancy rate of just 0.7% and properties selling in an average of 48 days, Sandgate 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 10.6%.

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