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Moreton Bay Regional, QLD

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The Moreton Bay Region is a local government region in South East Queensland, Australia, located north of the Brisbane metropolitan area. It superseded three existing local government units, the City of Redcliffe and the Shires of Pine Rivers and Caboolture, when it was created in 2008.

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The real estate market in Moreton Bay is on the rise. The typical house price has been increasing steadily as of late. The major reason for this growth is due to a rise in employment and an increase in population growth rate.

There has been an increase in tourism numbers from both domestic and international tourists, which have created new jobs within the service sector and have had a positive impact on retail trade and property development throughout the region.

Professionals (16.4%), Technicians and Trades Workers (15.5%), Clerical and Administrative Workers (15.3%), Community and Personal Service Workers (12.2%), and Managers (10.8%) are the most frequent jobs in Moreton Bay. In Moreton Bay, the typical weekly personal income for persons aged 15 and over is $652.

Separate homes make up 83.0 % of occupied private residences in Moreton Bay, while semi-detached, row or terrace houses, townhouses, and other structures make up 11.0 %, flats or apartments make up 5.0 %, and other dwellings make up 0.8 %.

Find out more about Moreton Bay property market by exploring the data on this page.

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Suburb Heatmap Analysis

Property Market Snapshot

This page provides an overview of the LGA real estate market. The data in this snapshot illustrates typical price, median rent and gross yield metrics for this council area. You are able to drill down to suburb-level data and charts which visualise these 3 key metrics as well as other important indicators in the dashboard section that follows.




























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How was this calculated? Typical Price is a continuous metric calculated via a process called data fitting. Median Rent is weekly advertised rent based on rentals over the preceding 12 months. Gross Yield is Median Rent x 52 x 100 / Typical Price. To discover additional information, click the “i” icon in the top left corner of each graph or visit the Data Dictionary page.

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Property Market in Moreton Bay Regional, QLD

What other property markets are there near Moreton Bay Regional, QLD?

Moreton Bay Regional is surrounded by 3 other council areas – Sunshine Coast, Somerset, Brisbane City.

How many people live in Moreton Bay Regional, QLD?

There are approximately 425000 people living in roughly 167000 dwellings in total, with an average household size of 2.7.

What are current and planned infrastructure projects in Moreton Bay Regional, QLD?

Notable infrastructure projects include Building a bright future with a $125 million Knowledge and Innovation Precinct, Laying the foundations with Dohles Rocks Connection Road, Next stage for the South Pine Sports Complex upgrade, Flood immunity for Youngs Crossing Road.

What major retailers are there in Moreton Bay Regional, QLD?

The main retail centres are Peninsula Fair Shopping Centre, Margate Village Shopping Centre, Westfield North Lakes, Morayfield Shopping Centre, Morayfield Village Retail Centre.

What is the main industry in Moreton Bay Regional, QLD?

Such sectors as Food and agribusiness, Advanced manufacturing, Transport and logistics, Education and research make up the largest part of the employment.

What are the dominant demographic groups in Moreton Bay Regional, QLD?

Among approximately 425000 people in Moreton Bay Regional males and females make roughly 49% and 51% respectively. The median age of people is 38 years. Children aged 0-14 years account for approximately 21% of the population, and those aged 65+ years account for 16%.

How is unemployment rate trending in Moreton Bay Regional, QLD?

Among approximately 205000people employed, roughly 58% work full-time, 30% work part-time, and an estimated 8% are unemployed.

Suburbs/localities in this Local Government Area: Everton Hills 4053, Ferny Hills 4055, Godwin Beach 4511, Griffin 4503, Highvale 4520, Jollys Lookout 4520, Joyner 4500, Banksia Beach 4507, Kallangur 4503, King Scrub 4521, Kippa-Ring 4021, Kobble Creek 4520, Kurwongbah 4503, Laceys Creek 4521, Lawnton 4501, Mango Hill 4509, Margate 4019, Meldale 4510, Beachmere 4510, Moodlu 4510, Moorina 4506, Morayfield 4506, Albany Creek 4035, Mount Delaney 4514, Mount Glorious 4520, Mount Mee 4521, Mount Nebo 4520, Mount Pleasant 4521, Mount Samson 4520, Murrumba Downs 4503, Narangba 4504, Bellara 4507, Neurum 4514, Newport 4020, Ningi 4511, North Lakes 4509, Bellmere 4510, Bellthorpe 4514, Ocean View 4521, Petrie 4502, Redcliffe 4020, Rocksberg 4510, Rothwell 4022, Rush Creek 4521, Samford Valley 4520, Samford Village 4520, Samsonvale 4520, Sandstone Point 4511, Scarborough 4020, Stanmore 4514, Stony Creek 4514, Strathpine 4500, Toorbul 4510, Upper Caboolture 4510, Wamuran 4512, Wamuran Basin 4512, Warner 4500, Welsby 4507, White Patch 4507, Whiteside 4503, Bongaree 4507, Wights Mountain 4520, Woodford 4514, Woody Point 4019, Woorim 4507, Yugar 4520, Burpengary East 4505, Bracalba 4512, Bray Park 4500, Brendale 4500, Bunya 4055, Burpengary 4505, Caboolture 4510, Caboolture South 4510, Camp Mountain 4520, Campbells Pocket 4521, Cashmere 4500, Cedar Creek 4520, Cedarton 4514, Clear Mountain 4500, Clontarf 4019, Closeburn 4520, Commissioners Flat 4514, Arana Hills 4054, D’aguilar 4514, Dakabin 4503, Dayboro 4521, Deception Bay 4508, Delaneys Creek 4514, Armstrong Creek 4520, Donnybrook 4510, Draper 4520, Eatons Hill 4037, Elimbah 4516

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  1. Property Market Trends in Moreton Bay, QLD

    The local government area (LGA) of Moreton Bay occupies an enviable position between Brisbane City to the south and the Sunshine Coast to the north. The LGA includes the facilities of its major towns —Burpengary, Morayfield, and Caboolture – along with rolling countryside and accessible beaches. Areas like Moreton Bay, to the north of Brisbane offer a stable place for real estate investors with great property market outlook.

    As can be seen in the map above, areas to the north of Brisbane are faring better in the current property market for houses than the LGAs to the south of Queensland’s capital.

    Brisbane and its surrounding LGAs didn’t appreciate as dramatically during the boom years asSydney’s urban zone. The price correction occurring down in New South Wales isn’t as severe up in the north.

    As a suburban and semi-rural zone, Moreton Bay is dominated by family homes. While house sales in the last quarter didn’t reach the levels of the densely packed Brisbane City LGA, to the south, sales volumes were higher in Moreton Bay than in all of the other LGAs that border the capitol district. The rental market for houses is particularly strong in Moreton Bay.

    Comparing Moreton Bay to neighbouring council areas

    In Q4 2019 Brisbane City saw a small price fall of 0.61 percent in YoY Capital Growth on a sales volume of 567 houses, compared to an average price increase of 3.05 percent recorded over 312 house sales in Moreton Bay. The closest comparison to Moreton Bay lies just to the north in the Sunshine Coast LGA,. It had a price increase of 3.63 percent on average from the sale of 287 houses. Glamorous Gold Coast City to the south of the Brisbane area is more influenced by the property markets in Sydney and Melbourne, being a vacation home destination for residents of the big cities of the south. Prices there fell slightly by 0.03 percent on the sale of 417 houses. The worst price performance in the immediate vicinity of Brisbane occurred in Logan City. There prices fell by 1.64 percent in the last quarter with sales of 188 houses.

    Capital Growth for Houses in Moreton Bay (Q4 2019)

    Unfortunately, the HtAG map doesn’t yet show results for unit sales in Brisbane City, where city centre locations are more likely to be provisions with a high proportion of apartments.

    The volume of unit sales in the LGAs around Brisbane city are very low. Moreton Bay illustrates this situation well, experiencing only 27 unit sales in the last quarter, but registering and average price increase of 3.51 percent. Sunshine Coast had more unit sales volume in the last quarter: 85, where prices rose on average by 2.67 percent.

    Capital Growth for Units in Moreton Bay (Q4 2019)
    the Gold Coast LGA had a significant number of unit sales. Those iconic views of high-rise ocean-front blocks tell us that this district is a hotbed of activity in the market for units. There were 207 units sold in that LGA during the last quarter of 2019. However, the average price of sold units in Gold Coast City fell slightly, by 0.3 percent.

    The demand for houses in the LGA is at the very top end of the scale for the entire country – both as rental and for sale. The rental and sale activity for units is also very high in the LGA when compared to the rest of the nation. High demand is always a good indicator for property investors and implies that the Moreton Bay council area will continue to be a good location for property investment.

    Although rents have risen over the past year, the cost of buying property to let is also on an upward trend. This situation puts a squeeze on yields. Although capital values will continue in positive territory.

    Most in-demand property types in Moreton Bay

    The demand profile for property sales over the past year, above, shows houses greatlyu dominate the market in Moreton Bay. Suburban LGAS close to the major cities of Australia typically show more demand for three and four bedroomed houses. However, this trend is amplified in Moreton Bay. The very large proportion of four bedroom house sales is particularly notable. The sale of five bedroom houses is also much higher than in comparable suburban LGAs.

    The big message from the demand profile is that the sale volumes for houses in the LGA outstrips the sale of units.

    Families are more likely to occupy houses than units. Another maxim in the property industry is that families prefer to buy than rent. This has never been the case in Moreton Bay. In every quarter since the HtAG data begins in Q3 2009, completed rental contracts have always outstripped house sale contracts in volume.

    Moreton Bay Property Market Outlook for Houses

    From 2011, house sale volumes started to climb dramatically, rising up towards the volumes experienced in the rental sector. However, this was not a switch over from rental to ownership because over the same period, rental contracts continued to increase. The volume of completed rental contracts has never decreased in Moreton Bay quarter-to-quarter. The volume of house sales has decreased quite dramatically since the end of 2018.

    The house sales market volume peaked in Q4 2016 with 1,800 sales. In the same quarter, completed rental contract volumes stood at 1,900. This is the closest the two statistics have ever been and they have diverged ever since with sales falling and rental volumes rising.

    Average sales prices dipped from Q3 2010 through to a low in Q2 2013. Since then, house prices have increase quarter on quarter to the present day. HtAG expects this rising trend to continue over the next two years, but at a decrease rate of increase, and also expects sales volumes to get onto a rising trend.

    Average rents in Moreton Bay have never fallen. HtAG expects that trend to continue with rent level increases rising at an increase that is roughly in line with rent rises in the past two years. HtAG expects the demand for rental houses to remain roughly at current levels.

    HtAG’s bedroom-level forecasts are currently using a beta model source, so expect these forecasts to be revised once the model is fine-tuned by our data science team.

    The price changes indicated in the forecast graph can be seen more clearly in the market cycle graph for house sales, shown above. That one dip into negative price change territory from 2010 to 2013 is the one notable feature of the graph. The red section of the line graph denotes prospective price changes. The line stays above the zero line, meaning that prices in the housing market in Moreton Bay will continue to rise but at a slower rate.

    Capital Growth Rate for Moreton Bay Houses

    The heatmap of house price changes for Moreton Bay strikes a note of caution. Investors want certainty and all information thus far points to Moreton Bay being a safe investment for house buyers. However, those red patches on the zoomed-in price performance map modifies enthusiasm. What are those red patches? Why are there dark green areas immediately next to dark red areas. Clearly dark green means extreme price rises and dark red means heavy losses.

    Desirable waterfront zones, such as Scarborough, Woody Point, and Beachmere show large price rises for the quarter: and 6.78, 7.11 percent, and 9.25 percent respectively. However, when Burpengary East, right next Beachmere saw a fall of 2.77 percent, worry sets in. However, the sales volumes in these areas are negligible. On estate sale or a divorce-forced sale in the quarter can easily push down average prices, whereas, the sale of one property with spectacularly landscaped grounds can push up the average price for the quarter in a neighbouring area.

    Overall, Moreton Bay has a respectable sales volume level and so the continued price rises are reassuring. Burpengary East saw only two sales in the last quarter and so is not indicative of the overall direction of prices.

    The scatter map above shows much more intense sales activity in the south of the LGA and almost no sales in the north. If you’re a Sydney-sider, this LGA is very similar to the varied nature of the Shire of Hornsby with the South forming part of Sydney’s suburbs and the North and West including sparsely populated rural areas.

    The scatter map of the house sales that occurred in the last quarter shows where all the market activity lies. A combination of local knowledge and statistics should help any house purchaser in Moreton Bay steer towards a safe investment.

    Price Trends and Forecasts for Moreton Bay Units

    Moreton Bay is not a major destination for investors who seek units. The Gold Coat, The Sunshine Coast, and Brisbane City are much more likely to attract unit buyers in larger volumes. In most markets, units are a better bet for buy-to-let investors. However, in Moreton Bay, renters are much more interested in houses than units.

    There is more demand for rental units than units for sale in Moreton Bay and as a proportion, the turnover of rentals compared to sales is much larger in the unit market than in the market for sales. However, the demand for houses has always been higher in the rental market for houses than in the unit rental market.

    One interesting factor that might make the unit market more interesting for buy-to-let investors is that the while average sales prices have risen steadily, rental prices are on a steeper incline. HtAG analysis sees this trend continuing with the percentage increase in rents increasing at a greater rate than the increase in sales prices.

    Capital Growth Rate for Moreton Bay Units

    The growth rate graph for units is very similar to the graph for houses in Moreton Bay. The unit sale value dip was actually a little shorter than the dip in house prices. Nevertheless, HtAG forecasts see continued unit sale price increases over the next two years, although at a slower pace.

    The heatmap of unit sales in Moreton Bay is woefully short of sales data for districts within the LGA. But this just illustrates how small the market for units within the LGA is. There is no sales data for Caboolture, which makes up the largest population centre of the LGA. The two red areas in the map represent locations with unit sales price falls.

    These are Deception Bay, where prices fell by 4.85 percent on a sales volume of three units and Clontarf, where the average unit sales price for units fell by 3.5 percent, but with only two sales in the quarter. As with the market for house sales, investors in units in Moreton Bay should ignore zone sales data and focus on individual property attributes when looking for capital growth.

    The scatter plot of unit sales shows how low the turnover is in this market. This means that aggregated data across the LGA as a whole is more reliable than zone-by-zone statistics.


    Property investors looking to avoid the price falls that many LGAs in Australia threaten should certainly invest in Moreton Bay with confidence. The demand for houses in this LGA is particularly strong. Although prices aren’t expected to grow at a rapid pace over the next two years, they will grow. Better yet, rent levels are expected to grow at a faster rate. This means that Moreton Bay is a good place to invest for buy-to-let investors who can expect steadily growing income plus capital growth.

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