Dundowran Beach, QLD 4655
Fraser Coast Regional, Queensland
Good to Know
Dundowran Beach, QLD 4655 is a high-value house market in the Fraser Coast Regional Council area, currently positioned as a capital-growth submarket. Located on the Fraser Coast near Hervey Bay, it is home to roughly 2,299 adults across 1,078 dwellings, and has a vacancy rate of 3.9%.
According to HtAG Analytics, Dundowran Beach is exhibiting softening rental demand and rising development pressure. Stock on Market sits at 0.56% and Inventory at 3.4 months — near the ~3-month balanced-market threshold — driving +10.9% YoY price growth and +0.2% YoY rent growth.
What the market data is signalling
Prices have outpaced rents in Dundowran Beach: one-year price growth is +10.9% while rents have risen only +0.2%, producing a low gross yield of 2.49%. At the same time vacancy is 3.9% (low rental demand) and building approvals are high at 2.88%, signalling softer rental conditions and upward pressure on stock. See the Markets in the Moment (MiM™) heatmap for where Dundowran Beach sits in the current cycle.
Who lives in Dundowran Beach — and why it matters for investors
Dundowran Beach scores 1017 on IRSAD (above the HtAG recommended minimum), indicating relatively advantaged socio‑economic conditions that can support discretionary spending and long‑run demand. The market is owner‑dominated — renter share is just 7.0% — and the units/houses mix is minimal (0.0%), which reduces rental-market volatility but also limits investor stock. Note the affordability index is an extended 76 years, signalling stretched local affordability that can increase sensitivity to rate rises. See our IRSAD Crossover study for how socio‑economic mix influences long‑term growth.
Why suburb-level data matters for Dundowran Beach
Council or LGA averages can hide discrete pockets like Dundowran Beach. Suburb-level numbers matter because they show the local price point and cashflow profile: typical price is $1,350,481, gross yield 2.49%, Stock on Market 0.56%, Inventory 3.4 months and median days on market 78 days. Those exact metrics should drive your entry price and exit assumptions — not an LGA mean. Read more in our LGA vs Suburb research.
For a downloadable summary, see the full Dundowran Beach data guide.
What's behind the RCS™ score of 47
The HtAG RCS™ score (47) bundles three independent dimensions — risk minimisation, capital‑growth potential and cashflow resilience — into a single, comparable score. Inspecting the sub‑scores matters because a mid‑range composite can hide trade‑offs between strong capital upside and weak rental cashflow. Learn more about how the RCS™ is built.
open Dundowran Beach in HtAG Copilot to view the sub‑score breakdown and run scenario tests.
Forward signals to watch
The vacancy rate — currently 3.9%: sustained vacancy above the ~3.5% threshold typically means weaker rental demand, slower rent growth and longer leasing times over the next 12–24 months.
The building approvals ratio — currently 2.88%: high approvals suggest fresh supply is coming, which can cap rental upside and, over time, apply downward pressure to price growth if demand softens.
The Brisbane cycle phase: a shift in the state capital's cycle (e.g. slower growth or rising vacancy at the city level) would likely damp local momentum in Dundowran Beach, reducing the tailwind for continued rapid price appreciation.
Does this area meet your investment goals?
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RCS Breakdown
Dundowran Beach's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Market Trends
Dundowran Beach's headline values — $1,350K to buy and $645PW to rent, a 2.48% gross yield. Over the past decade, prices have moved 148.01% and rents 43.56% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,350K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$645PW today, with rent growth at (+0.16% YoY) compared to price growth (+10.9%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Dundowran Beach in its cycle - and is the 2.48% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Dundowran Beach's long-hold story?
Beyond the headline price, Dundowran Beach carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Dundowran Beach's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Dundowran Beach can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Dundowran Beach genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Dundowran Beach prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Dundowran Beach - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Dundowran Beach looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Dundowran Beach's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Dundowran Beach has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Dundowran Beach shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Dundowran Beach has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Dundowran Beach 4655 QLD is 1,929, with a median age of 51. Of those, 61.64% are married, 13.48% are divorced or separated, 21.31% are single and 3.73% are widowed.
The average household size is 2.6 people per dwelling, and the median household monthly income is estimated to be $7,040. The median monthly mortgage repayment for households in this suburb is $1,764 which is 25.06% of their earnings.
Source: ABS Census Data (2021)