Burleigh Heads QLD Property Investment

THE MARKET

Burleigh Heads has compounded at 12.4%/yr over 5 years — a house that cost $891,843 in 2021 is worth $1,600,000 today. Properties are sitting on market for 37 days (roughly balanced conditions). At the same growth rate, today's median reaches $2,870,460 by 2031.

- **Median house:** $1,600,000 | **Units:** $1,200,000 - **Gross yield:** 3.2% | **Net yield:** 1.7% - **5yr price CAGR:** 12.4%/yr | **3yr forecast:** 14.0%/yr - **Population:** 10,500 | **Owner-occupier rate:** 35% | **Affluence:** High

- **Supply pipeline:** Low — Price growth outpacing new supply, limited development pipeline

RENTAL SNAPSHOT

- **Vacancy:** 1.5% (improving) | **Rental demand:** High - **Median weekly rent:** $998/wk | **Days on market:** 37 (stable) - Landlord market — rents likely to keep rising.

SHORT-TERM RENTAL

- **Median nightly rate:** $260/night | **Occupancy:** 70% - **Estimated annual STR gross:** ~$66,430/yr - **vs long-term rent:** $51,896/yr (+28% STR premium — factor in higher management costs)

INFRASTRUCTURE & CATALYSTS

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

BULL CASE

If Burleigh Heads maintains 3%+ annual growth and vacancy stays below 1.0%, median prices could reach $1,840,000 within 3 years with yields compressing slightly as capital values rise.

BEAR CASE

A market correction or interest rate shock could see prices in Burleigh Heads pull back 10-15% from $1,600,000, with vacancy rising to 2.7% and rental yields softening as tenants gain leverage.

KEY RISKS

- Distance from CBD may limit long-term capital growth potential

COMPARABLE MARKETS

- **Albany Creek** (QLD): $1,200,000 median, 3.2% yield, 12.5% 1yr growth - **Alderley** (QLD): $1,700,000 median, 2.0% yield, 21.8% 1yr growth - **Alexandra Headland** (QLD): $1,400,000 median, 2.8% yield, -17.9% 1yr growth

THE PLAY

Burleigh Heads 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 3.2% and prioritise properties with value-add potential. Consider timing entry around the current growth phase of the market cycle.

- Entry range: $1,440,000 – $1,760,000 - Minimum gross yield to target: 4.5% - Watch signal: vacancy staying below 2% and days on market falling below 35

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