Yeppoon, QLD 4703
Livingstone Shire, Queensland
Good to Know
Yeppoon, QLD 4703 is a tightly-held house market in the Livingstone Shire area, currently positioned as a long-hold capital growth submarket. The suburb is home to roughly 7,037 adults across 4,252 dwellings, with a vacancy rate of 1.22%.
According to HtAG Analytics, Yeppoon is exhibiting a mix of tight listing supply and balanced rental market conditions. Stock on Market sits at 0.37% and Inventory at 2.91 months — close to the ~3-month balanced-market threshold — driving +11.3% YoY price growth and +5.2% YoY rent growth.
What the market data is signalling
Yeppoon's price growth of +11.3% outstrips rent growth of +5.2%, signalling stronger capital appreciation than rental momentum over the last 12 months. The combination of a very low Stock on Market (0.37%) and Inventory at 2.91 months suggests constrained listings are supporting price gains while rental availability remains balanced. See the Markets in the Moment (MiM™) heatmap for wider live momentum.
Who lives in Yeppoon — and why it matters for investors
Yeppoon's IRSAD of 940 sits above the minimum recommended benchmark and indicates relatively stronger socio-economic fundamentals, which can reduce downside volatility and support long-cycle growth. The Renter/Owner split is neutral at 33.0% and the Units/Houses ratio is neutral at 29.0%, both pointing to a balanced tenure and dwelling mix — useful context for predicting tenant demand and resale pools. For more on how advantage shifts around socio-economic bands see the IRSAD Crossover study.
Why suburb-level data matters for Yeppoon
Suburb-level metrics reveal the real story: Yeppoon's typical house price is $913,637, median rent is $629 (gross yield 3.58%), Stock on Market is 0.37% and Inventory sits at 2.91 months with median days-on-market of 42 days. Council or regional averages can mask pockets with these specific supply-demand dynamics, so investment decisions should be grounded in Yeppoon's own figures. Read our methodological note on this at LGA vs Suburb research.
For a downloadable package of suburb metrics see the full Yeppoon data guide.
What's behind the RCS™ score of 45
The HtAG RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite score. An overall RCS of 45 means investors should check the sub-score breakdown to match Yeppoon to their strategy (e.g. growth vs income). Learn more about how the RCS™ is built. Then open Yeppoon in HtAG Copilot to explore the score breakdown and scenario tests.
Forward signals to watch
The vacancy rate — currently 1.22%: sustained balanced vacancy around 1–2% typically supports steady rent growth without extreme tenant scarcity for 12–24 months.
The building approvals ratio — currently 1.19%: this neutral reading suggests new supply is not yet large enough to materially shift tight listing conditions, but a persistent rise would increase future inventory and cap upside.
The Brisbane cycle phase: any city-wide acceleration or slowdown in Brisbane's cycle could alter buyer appetite and funding conditions across regional Queensland, influencing Yeppoon's local momentum.
Does this area meet your investment goals?
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RCS Breakdown
Yeppoon'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
Yeppoon's headline values — $913K to buy and $627PW to rent, a 3.56% gross yield. Over the past decade, prices have moved 131.85% and rents 85.00% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$913K 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.
$627PW today, with rent growth at (+5.18% YoY) compared to price growth (+11.29%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Yeppoon in its cycle - and is the 3.56% 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 Yeppoon's long-hold story?
Beyond the headline price, Yeppoon 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
Yeppoon'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
Yeppoon 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 Yeppoon 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 Yeppoon 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 Yeppoon - 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
Yeppoon 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 Yeppoon'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 Yeppoon 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
Yeppoon 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 Yeppoon 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 Yeppoon 4703 QLD is 5,971, with a median age of 47. Of those, 41.37% are married, 16.18% are divorced or separated, 33.78% are single and 8.83% are widowed.
The average household size is 2.2 people per dwelling, and the median household monthly income is estimated to be $6,724. The median monthly mortgage repayment for households in this suburb is $1,553 which is 23.10% of their earnings.
Source: ABS Census Data (2021)
Yeppoon, QLD 4703 is an interesting suburb in that it requires additional 5 years in my view to position itself as a good investment area or otherwise.
If we look at the data for the area, specifically the last 5 years, we might form an impression that the typical value is gaining steam represented as a reasonable steep trend line to the upside.
When we however expand the timeline to include all of the data available (spanning back to 2007), we see that a rather exorbitant rise in values has started in the 2020-ies when the RBA printer was going brrrrrrr (meaning money was cheap). This is also evident from the fact that in the past decade, the typical values in Yeppoon have only seen a 57.58% increase, which is a perfect indication that property, as it is usually taunted in the media, does not double every 8-10 years, in some instances.
This is something for concern so let’s drill deeper.
The typical values of homes expressed in thousands is $625k. This makes it a fairly affordable area for investment. What is interesting is that the median rent ($504PW) is very close to the typical value of homes expressed in thousands ($625 to $504) which at first glance suggests that the area has a good cash flow potential (which is also seen from its RCS score below) which, to me, also signals that the area is potentially heavily dependent on a single industry. Why do I say this? Usually, areas with good fundamentals (many industry councils/suburbs/towns) have a much bigger gap between typical value expressed in thousands and median weekly rent. This is a general rule of thumb that has its exceptions, of course.
Looking at ABS, my concerns prove to be adequate given that the top industry of employment in Yeppoon is Coal Mining at 7.6% (QLD average is 1.1% while AUD average is 0.4%).
Personally, I would be cautious about investing in Yeppoon simply because some of the metrics are indicative of an area that has questionable fundamentals.
This is not to say that this area could show potential in the years to come.
WHY:
With a Relative Composite Score (RCS) of:
1. 27 / 100 for risk;
2. 84 / 100 for cashflow;
3. 41 / 100 score for overall.
Even though its cash flow score is 84, suggesting that the area would be a good addition to a cash flow strategy portfolio (or a heavily geared portfolio seeking some balance), the score of 27 for risk suggests that there is an inherent risk to investing in the area. The overall score although rather balanced at 41 would not be considered a preferable option when superimposed against areas with a much better risk profile and a higher overall score.
Let’s look at other important metrics to see why the RCS score are not overly favourable:
Fundamentals
ISRAD score: 3 — the ISRAD metric highlights the socio-economic standards of the area in question. For Yeppoon, QLD 4567, the score is 3 out of 10 which is considered as relatively balanced towards the downside. This is not something of concern if other metrics are favourable. For example, if there has been a consistent growth in the value of homes and rents across a large enough time frame for a particular area, this would suggest that although the area is not affluent, there is enough money in the area to make it a suitable investment locality. So, in essence, I always look at ISRAD in conjunction with typical value and median rent changes.
Investment is about balancing a multitude of different metrics to predict the future so a single variable is usually not the Holy Grail.
Caveat to previous comments: Using a single variable such as price can be very effective in decision making when there is a large enough data set—when the price data points span back 20-50 years and the entire data set can be considered as one of Bog Data. ISRAD is not a data point like price and as such cannot be used as effectively in terms of eliciting trend.
R|O Ratio: 33% — this relatively balanced score in the renter to owner occupier is suggestible of restricted supply of properties for sale. How did I come to that conclusion? Well, if majority of the homes in the area are owner occupier homes, this means that hold periods of a particular area, if high, play a substantial role in decreasing the supply of properties on the market. Rented properties are investment properties and they tend, emphasis on tend, to have shorter hold periods.
Side note about hold periods: In simple terms, data indicates that people who own their homes are more likely to either sell them after a short period or keep them for a long time. On the other hand, investors are more likely to sell them after a few years.
U|H Ratio: 23% — In addition to above, this figure is also relatively balanced, suggesting that area supports larger family compositions which tends to add to the stability of the area.
The flow on effect is usually exemplified as such:
Higher proportion of units = higher proportion of renters which = surplus in the supply of properties which = subdued price and rental growth.
Supply Metrics
SoM%: 0.91% (28 listings) — this is a relatively balanced number. Although positive at first sight, there are a couple of concerns with the SoM% for Yeppoon:
There has been a substantial increase to the SoM% figures in the last 3-4 months. For example, Marcj has seen an SoM figure of 10 listings while April has nearly tripled with 28 listings;
The trend line for the SoM% has been increasing rather sharply since 2020 indicating an influx in the supply of properties. If supply is increasing and demand remains the same, this usually results in negative growth in home values. We need to look at other metrics to see how negative this trend line could be for price growth.
Inventory: 2.14 — akin to SoM%, this figure is rather balanced although the trend line is rising. This could be tipping the supply side into oversupply territory which is never good for price growth.
Hold Periods: 10.81 years — As mentioned previously, the renter to owner ration was providing some information as to the hold periods, which are proving to be quite lengthy. This is a good sign for the future potential of the market given that people are holding longer onto their property which is not exerting increased pressure on the supply of properties. This also highlights another dimension—that people like to live in Yeppoon as otherwise hold periods would not be as substantial as they are. This is just another example that the IRSAD score should be taken with a grain of salt.
Building Approvals Ratio: 2.27% — this figure is unfavourable which indicates that there has been a lot of new residential development in the area which has had an effect on the SoM% and Inventory metric highlighted previously. If I was a developer, I would stay away from this area until the excess supply is absorbed.
Demand Metrics
DoM: 46 — this number is relatively balanced edging towards opportune. What is even more interesting is that the trend line of DoM has been decreasing since 2020. What makes it interesting is that even in the oversupplied environment, there has been an increase in demand which is why developers have been attracted to the area. This tells me that the area is seen as favourable by both owner occupiers and investors but that there has been a little bit of on overshoot with regards to building approvals and supply which would need to be returned to balance before the area sees sustained growth. This is in line with my initial comment which suggested that we should wait another 5 years before we consider this area as a 5 star investment locality.
Vacancy Rate: 1.09% (5 vacancies). This represents a balanced figure and as mentioned previously, we can see a sharp increase in the vacancy rate trend line since 2020. I would say this is because of oversupply. What is interesting however is not that the trend line is sharply rising but that even at a shar rise the current vacancy rate is really close to 1% which would be considered as opportunistic.
Overall, the area has a stronger supply than demand, but both are solid and fighting it out. Yeppoon is an interesting area and I would shortlist it for tracking for the next couple of years to see which part of the scale will tip—the supply or the demand side. I hope that the council is sensible and does not allow for additional building approvals until excess stock is absorbed. This would also give it time for the GRC line to form some cyclicality as its exorbitant growth since 2019, and virtually no growth before, is a concerning aspect.
I think this could be a new gem, but the area still has some time to prove itself.
For a cheat sheet which highlights what are unfavourable, balanced and opportunistic statistics, refer to our Data Dictionary.
If you want something similar with better metrics, have a look at Mount Gambier, SA which I did an overview for recently.