Brassall QLD Property Investment

THE MARKET

Brassall has compounded at 11.5%/yr over 5 years — a house that cost $438,099 in 2021 is worth $755,000 today. Properties are sitting on market for 16 days (sellers have the leverage). At the same growth rate, today's median reaches $1,301,132 by 2031.

- **Median house:** $755,000 | **Units:** $156,426 - **Gross yield:** 3.8% | **Net yield:** 2.3% - **5yr price CAGR:** 11.5%/yr | **3yr forecast:** 13.0%/yr - **Population:** 40,780 | **Owner-occupier rate:** 31% | **Affluence:** Below Average

- **Supply pipeline:** Moderate — Strong population growth likely attracting new development approvals

RENTAL SNAPSHOT

- **Vacancy:** 1.8% (improving) | **Rental demand:** High - **Median weekly rent:** $550/wk | **Days on market:** 16 (improving) - Landlord market — rents likely to keep rising.

SHORT-TERM RENTAL

- **Median nightly rate:** $185/night | **Occupancy:** 70% - **Estimated annual STR gross:** ~$47,268/yr - **vs long-term rent:** $28,600/yr (+65% STR premium — factor in higher management costs)

INFRASTRUCTURE & CATALYSTS

- No major confirmed infrastructure projects on record. - **Transport:** Standard suburban transport access

BULL CASE

If Brassall maintains 3%+ annual growth and vacancy stays below 1.3%, median prices could reach $868,250 within 3 years with yields compressing slightly as capital values rise.

BEAR CASE

A market correction or interest rate shock could see prices in Brassall pull back 10-15% from $755,000, with vacancy rising to 3.2% and rental yields softening as tenants gain leverage.

KEY RISKS

- No significant risk factors identified for this suburb

COMPARABLE MARKETS

- **Acacia Ridge** (QLD): $860,000 median, 3.6% yield, 10.3% 1yr growth - **Agnes Water** (QLD): $870,000 median, 3.9% yield, 10.9% 1yr growth - **Airlie Beach** (QLD): $850,000 median, 4.0% yield, -8.1% 1yr growth

THE PLAY

Brassall presents a compelling investment opportunity. The combination of solid fundamentals and high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 3.8% and prioritise properties with value-add potential. Consider timing entry around the current growth phase of the market cycle.

- Entry range: $679,500 – $830,500 - Minimum gross yield to target: 4.5% - Watch signal: vacancy staying below 2% and days on market holding under 35

This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.