Investment snapshot

Thornlands, QLD 4164

Property investment analysis for Thornlands, Queensland

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

Thornlands investment property metrics

Median Price

$1.38M

House

Median Rent

$707/wk

Gross Yield

2.7%

Vacancy Rate

1.0%

Days on Market

Population

19,263

+1.8%/yr

Capital Growth

1 Year

18.1%

3 Year (annualised)

13.1%

5 Year (annualised)

13.4%

HTAG RCS Scores

Growth 9/10 — Strong

Cashflow 8/10 — Strong

Overall 9/10 — Strong

Market Context

Demand

Very High

Supply

Moderate

Days on Market

20 days

Population Trend

+1.8%/yr

19,263 residents

Run the numbers for Thornlands

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

Property Details

StatePurchase Price

Deposit

20%

$275,631 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

$700/wk

$3,033/mo · $36,396/yr

Negatively geared — tax benefit of $17,690/yr reduces your out-of-pocket

Now see where to buy

We'll rank 3,200+ suburbs by their real after-tax weekly cost for your $120,000 income.

See my best suburbs →

PAYG Withholding Variation

Apply to the ATO to get $680 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$59,769LMI Premium$15,766Loan Amount$1,102,525Total Upfront Cash$353,566

Cash Flow Analysis

Gross Rental Yield2.7%Net Rental Yield2.0%Annual Rental Income$35,350Total Annual Expenses-$8,405Annual Loan Repayment (P&I)-$81,031Pre-Tax Cash Flow$-54,086Tax Benefit (neg. gearing)+$17,690After-Tax Cash Flow$-36,396/yr

Depreciation claimed: $13,782/yr (Building: $13,782 + 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$4,825,181Capital Gain$3,522,676CGT Payable (50% discount)-$1,298,806Net Proceeds (after CGT & costs)$3,429,872

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 (7.4%)$261,585 gain → $52,207 taxPost-Jul 2027 (79.1%)$2,784,999 gain → $1,246,599 tax

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

Total Cash Flows (10 yrs)$-363,965Cash-on-Cash Return-13.1%Estimated IRR16.0%

Year-by-Year Summary

Year	Value	Equity	Total Cash Flow
1	$1,562,140	$472,656	$-36,396
2	$1,770,685	$695,075	$-72,793
3	$2,007,072	$946,220	$-109,189
4	$2,275,016	$1,229,864	$-145,586
5	$2,578,731	$1,550,280	$-181,982
6	$2,922,991	$1,912,307	$-218,379
7	$3,313,211	$2,321,427	$-254,775
8	$3,755,524	$2,783,846	$-291,172
9	$4,256,887	$3,306,597	$-327,568
10	$4,825,181	$3,897,645	$-363,965

Growth

16.0%

Investing in Thornlands, QLD

Thornlands (4164) is located in Queensland with a population of approximately 19,263 residents, growing at 1.8% per year. The suburb has a median house price of $1.38M and median weekly rent of $707, delivering a gross rental yield of 2.7%.

With a vacancy rate of just 1.0% and properties selling in an average of 20 days, Thornlands 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 13.4%.

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