Bouldercombe QLD Property Investment

---

## 2. Market Overview - Median house price: $760,773 - Median unit price: $618,400 - 1‑year price growth: +23.0% (recent surge) - 5‑year CAGR: 1.1% / yr (slow underlying trend) - Days on market: *Data not provided*

Signal: The sharp 23 % jump in the past year suggests sellers are confident and may push listings, but the underlying 1.1 % annual growth indicates buyers should temper expectations – the market is still fundamentally sluggish.

---

## 3. Rental Market - Median weekly rent: $340 / wk - Gross rental yield: 2.3 % - Vacancy rate: *Data not provided* - Demand rating: *Data not provided*

Implication: A 2.3 % gross yield is low for most investor thresholds (typically 4‑5 %). Without vacancy data, we cannot confirm tightness, but the low yield suggests limited cash‑flow upside and higher sensitivity to interest‑rate moves.

---

## 4. Short‑Term Rental Opportunity - STR nightly rate: *Data not provided* - STR occupancy: *Data not provided* - Estimated annual STR revenue: *Data not provided*

Conclusion: With no STR metrics available, we cannot quantify the short‑term rental upside. Given the low long‑term yield, investors should treat STR as a speculative add‑on rather than a core strategy until data emerges.

---

## 5. Infrastructure & Growth Drivers - Known projects / transport / employment base: *Data not provided*

Current driver: The only quantitative driver is the 3‑year growth forecast of 13.5 %, implying optimism about near‑term demand, but without concrete infrastructure or employment data we cannot attribute the forecast to specific catalysts.

---

## 6. Bull Case If the 3‑year forecast of 13.5 % materialises, median house values could climb to:

\[ \$760,773 \times (1 + 0.135) \approx \$864,000 \]

A price at this level would lift the gross rental yield (assuming rent stays $340 / wk) to roughly 2.9 %, still below typical investor targets but offering modest capital‑gain upside.

---

## 7. Risks | Risk | Quantified Concern | |------|--------------------| | Low rental yield | Current gross yield 2.3 % – below most investor benchmarks. | | Interest‑rate sensitivity | With a 2.3 % yield, a 1 % rise in borrowing cost erodes net cash flow by ~44 % of the yield. | | Long‑term price stagnation | 5‑year CAGR of only 1.1 % / yr suggests limited capital growth. | | Data gaps | No vacancy, STR, or infrastructure data – uncertainty around demand fundamentals. |

---

## 8. The Play - Entry price range: Around the median house price of $760,773 (or slightly below for distressed sales). - Minimum yield target: ≥ 3 % gross (requires either higher rent or lower purchase price). - Watch signals: 1. A slowdown in 1‑year price growth (e.g., falling below 15 %). 2. Emerging vacancy data showing >5 % vacancy. 3. Any announced infrastructure or employment projects that could lift demand. - Recommended strategy: - Existing owners: Hold and monitor for any improvement in rental yields or infrastructure announcements. - New investors: Avoid fresh purchases unless they can acquire well below the median price to achieve the 3 % yield threshold, or unless STR data later proves a strong supplemental income stream.

*All statements are based solely on the supplied data; where data was missing, the analysis notes the gap rather than inferring figures.*