Sherwood QLD Property Investment
Brisbane · 4075 · Score: 73/100 · Buy
Sherwood 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.
Sherwood QLD Investment Brief
BUY — 2.1% gross yield on a $1,958,708 median.
THE MARKET
Sherwood has compounded at 3.4%/yr over 5 years — a house that cost $1,657,170 in 2021 is worth $1,958,708 today. Properties are sitting on market for 29 days (sellers have the leverage). At the same growth rate, today's median reaches $2,315,114 by 2031.
- Median house: $1,958,708 | Units: $872,445
- Gross yield: 2.1% | Net yield: 0.6%
- 5yr price CAGR: 3.4%/yr | 3yr forecast: 13.5%/yr
- Population: 6,082 | Owner-occupier rate: 67% | Affluence: Very High
- Supply pipeline: Low — Price growth outpacing new supply, limited development pipeline
RENTAL SNAPSHOT
- Vacancy: 1.2% (improving) | Rental demand: Very High
- Median weekly rent: $795/wk | Days on market: 29 (stable)
- Landlord market — rents likely to keep rising.
SHORT-TERM RENTAL
- Median nightly rate: $248/night | Occupancy: 44%
- Estimated annual STR gross: ~$39,608/yr
- vs long-term rent: $41,340/yr (comparable — LTR offers simpler management)
INFRASTRUCTURE & CATALYSTS
- Cross River Rail (Brisbane) (Under Construction)
- Brisbane 2032 Olympic Games Infrastructure (Announced)
- Transport: Well-connected inner-city location
BULL CASE
If Sherwood maintains 3%+ annual growth and vacancy stays below 0.8%, median prices could reach $2,252,514 within 3 years with yields compressing slightly as capital values rise.
BEAR CASE
A market correction or interest rate shock could see prices in Sherwood pull back 10-15% from $1,958,708, with vacancy rising to 2.2% and rental yields softening as tenants gain leverage.
KEY RISKS
- Flood risk: EXTREME (qld_arcgis) — review individual property elevation and council flood maps before commit
COMPARABLE MARKETS
- Underwood (QLD): $1,390,715 median, 2.8% yield, 22.7% 1yr growth
- Carbrook (QLD): $1,824,799 median, 2.6% yield, 7.7% 1yr growth
- Coorparoo (QLD): $1,946,267 median, 2.2% yield, 7.8% 1yr growth
THE PLAY
Sherwood presents a compelling investment opportunity. The combination of solid fundamentals and very high rental demand supports entry at current price levels. Proceed with due diligence on specific properties. Target gross yields above 2.1% and prioritise properties with value-add potential. Consider timing entry around the current cooling phase of the market cycle.
- Entry range: $1,762,837 – $2,154,579
- 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.
Gentrification Index
Growth Forecast
high confidenceBasis: 5yr CAGR 3.4% + 10yr CAGR 4.7%
- +Above-average population growth (1.8%/yr)
- +Very tight rental market (vacancy 1.2%) — upward price pressure
- +Active market (29 days avg)
- −High supply pipeline (39794 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 2026-07
Suburb Supply & Demand
Suburb Supply Pipeline — New Dwelling Approvals
7,221
2020
8,891
2021
8,353
2022
8,044
2023
7,285
2025
New dwelling approvals — higher numbers mean more future supply
Socio-Economic Profile
Source: ABS Census 2021SEIFA Index · Postcode 4075
Decile 9 of 10 — Low disadvantage
Population
25,506
Education (IEO)
10/10
Econ. Resources (IER)
8/10
10-Year Investment Projection
Modelled on Sherwood QLD data — rent, capital growth, tax, and depreciation over 10 years.
Pre-filled: $795/wk median rent for Sherwood. 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 Sherwood
Get instant STR rules, granny flat feasibility, rental yield, and full investment strategy comparison for any address in Sherwood.
Analyse a Property →Data sourced from ABS, state government property sales, and Airbnb market analytics. For informational purposes only — not financial advice.