Heatley QLD Property Investment
Townsville · 4814 · Score: 48/100 · Caution
Heatley Short-Term Rental (Airbnb) Market
Estimated revenue assumes year-round availability. Non-hosted short-stays are night-capped in some councils (e.g. 60 nights across most of Byron Shire, 180 in Ballina, Muswellbrook and parts of Greater Sydney) and levied in Victoria — the legal cap can cut achievable income well below this figure. Run STR Check for the rules on a specific address.
Heatley QLD Investment Brief
CAUTION — 5.0% gross yield on a $574,386 median.
THE MARKET
Heatley has compounded at 0.9%/yr over 5 years — a house that cost $549,222 in 2021 is worth $574,386 today. Properties are sitting on market for 72 days (buyers have negotiating room). At the same growth rate, today's median reaches $600,703 by 2031.
- Median house: $574,386 | Units: $319,059
- Gross yield: 5.0% | Net yield: 3.5%
- 5yr price CAGR: 0.9%/yr | 3yr forecast: 13.5%/yr
- Population: 3,907 | Owner-occupier rate: 60% | Affluence: Above Average
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 3.0% (stable) | Rental demand: Moderate
- Median weekly rent: $550/wk | Days on market: 72 (worsening)
- Tenant market — vacancy elevated, negotiate hard on rent.
SHORT-TERM RENTAL
- Median nightly rate: $343/night | Occupancy: 44%
- Estimated annual STR gross: ~$55,055/yr
- vs long-term rent: $28,600/yr (+93% STR premium — factor in higher management costs)
INFRASTRUCTURE & CATALYSTS
- No major confirmed infrastructure projects on record.
- Transport: Townsville station 5.9km away
BULL CASE
If Heatley maintains 3%+ annual growth and vacancy stays below 2.1%, median prices could reach $660,544 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Heatley pull back 10-15% from $574,386, with vacancy rising to 5.0% and rental yields softening as tenants gain leverage.
KEY RISKS
- Distance from CBD may limit long-term capital growth potential
- - Flood risk: MODERATE (qld_elevation_proxy) — part of the suburb sits near waterways or in a mapped flood-prone area
COMPARABLE MARKETS
- Yarraman (QLD): $541,826 median, 3.4% yield, 21.1% 1yr growth
- Durong (QLD): $513,075 median, 2.6% yield, 15.8% 1yr growth
- Crawford (QLD): $520,869 median, 2.6% yield, 15.8% 1yr growth
THE PLAY
Heatley carries elevated risk that outweighs potential returns at current levels. A recovery market combined with moderate vacancy risk warrants caution. Avoid new acquisitions unless significant discount to median pricing is achievable. Re-evaluate if vacancy falls below 2.5% or annual price growth exceeds 3%.
- Entry range: $516,947 – $631,825
- Minimum gross yield to target: 5.3%
- Watch signal: vacancy dropping 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.
Gentrification Index
Growth Forecast
low confidenceBasis: 5yr CAGR 0.9% + 10yr CAGR 2.1%
- −Slow market (72 days avg) — buyer hesitancy
- −High supply pipeline (4124 new approvals) — may cap price growth
Suburb Metric Thresholds
Macro Environment
Macro Indicators
Cash Rate
4.35%
▲ 0.25%Cash rate as at 2026-05-06 · Credit data 2026-06
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
516
2020
1,107
2021
826
2022
727
2023
948
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 4814
Decile 4 of 10 — Average
Population
46,193
Education (IEO)
6/10
Econ. Resources (IER)
4/10
10-Year Investment Projection
Modelled on Heatley QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $550/wk median rent for Heatley. Capital growth and rent increase are editable assumptions.
Schools
In your catchment
These are the government-school zones containing this suburb centroid. Specific addresses within the suburb may fall in different catchments — confirm with the school directly.
Nearby Suburbs
Analyse a Property in Heatley
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Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.