East Mackay QLD Property Investment

## 2. Market Overview - Median house price: $678,106 - Median unit price: $431,761 - 1‑year price growth: 18.2 % - 5‑year CAGR: 0.8 % per year - 3‑year growth forecast: 13.5 %

The 18.2 % jump over the past 12 months shows strong short‑term upside, but the 0.8 % long‑term CAGR signals a relatively flat longer‑term trend. Days on market data is not provided, so we cannot comment on market speed. The mix of rapid recent growth and modest long‑run growth suggests buyers should negotiate carefully, while sellers can still command premium prices but should temper expectations about sustained price acceleration.

## 3. Rental Market - Median weekly rent: $695 / wk - Gross rental yield: 5.3 %

Vacancy rate and demand rating are not supplied. With a 5.3 % yield, the rental market currently offers a respectable income stream for investors, assuming vacancy remains low.

## 4. Short‑Term Rental Opportunity No STR data (nightly rate, occupancy, or revenue) are provided. In the absence of evidence that short‑term rentals outperform the 5.3 % long‑term yield, Long‑Term Rental (LTR) appears the safer choice for most investors.

## 5. Infrastructure & Growth Drivers Specific infrastructure projects, transport upgrades, or major employment hubs are not listed. The 13.5 % 3‑year growth forecast hints at underlying demand drivers, but without concrete project details we cannot pinpoint the exact catalysts.

## 6. Bull Case If the 3‑year forecast of 13.5 % materialises:

• Projected median house price in 3 years:

• Projected median unit price (same growth rate):

Combined with the existing 5.3 % yield, capital growth plus rental income could lift total returns well above the current baseline.

## 7. Risks - Vacancy risk: No vacancy figure is supplied; a rise could erode the 5.3 % yield. - Employer concentration: No employment data are provided; reliance on a single large employer would increase risk if that employer contracts. - Supply pipeline: No information on new dwellings entering the market; a surge in supply could pressure rents and yields. - Interest‑rate sensitivity: With a high 1‑year price growth (18.2 %), any tightening of financing conditions could dampen price momentum and buyer appetite.

## 8. The Play - Entry price range: Target purchases around the median house price of $678,106 (or median unit price of $431,761 for lower‑cost entry). - Minimum yield target: Aim for at least the current 5.3 % gross yield to meet the hold rationale. - Watch signals: - Changes in days‑on‑market or price growth rates. - Emerging vacancy data. - Announcements of new infrastructure or major employer activity. - Shifts in the Reserve Bank’s cash‑rate outlook.

Strategy: Acquire a property at or below the median price, confirm the 5.3 % yield (or higher) through rent‑to‑price calculations, and hold while monitoring the above signals for any move toward a buy or avoid recommendation.