Blackbutt
Below average on yield, growth or affordability
Beats 1% of QLD suburbs
#3,805 of 3,836 in QLD · #15,324 of 17,753 nationally
Liveability score
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Est.$715,000
Modelled estimate · 2026
Rent yield
Est.2.7%
modelled estimate
Annual growth
Real1.8%
annualised from govt data
Vacancy rate
Est.1.3%
modelled estimate
Investment checklist
The parameters investors screen on, checked against Blackbutt.
8 of 14
checks passed
2/4
2/4
2/2
1/1
1/3
15 parameters · 14 with data for Blackbutt · 6 of those from government sources · 1 not published
Annual rent as a share of price — the headline cash-flow measure, before costs.
2.69%
3.5% or higher
Under 2% is a landlord's market; above 3% means falling rents and letting-up periods.
1.3%
under 2%
New dwellings approved as a share of existing stock. The most reliable growth killer — lots of cranes caps prices.
1.2%
under 2% of stock
Gross yield minus rates, insurance, management and maintenance — typically 1.5–2 points lower.
5.02%
2.5% or higher
Composite of tenant competition — how quickly a vacancy is likely to fill.
49/100
60 or higher
Most long-run return comes from growth compounding on the whole asset, not your deposit.
1.8%
4% or higher
Medium-run trend — less noisy than a single year.
4.4%
4% or higher
Whether the market has compounded through a full cycle, not just a boom.
7.3%
5% or higher
Demand growth — but it only lifts prices where supply can't easily respond.
0.9%
1% or higher
Owner-heavy streets hold up in downturns; investor-heavy ones see correlated selling.
74.9%
65% or higher
Tenant demand and owner-occupier appeal both track perceived safety.
75/100
60 or higher
Catchment strength is the most durable driver of family-buyer demand.
1004
1000 or higher
Commute access widens the tenant pool and supports rents.
6/100
40 or higher
Amenity within walking distance is consistently capitalised into price.
—
40 or higher
Local income security underwrites both rent payment and buyer depth.
6.6%
under 4%
12 more checks on Blackbutt
Every parameter with its value, the threshold it's judged against, and why it matters — on all 17,958 suburbs.
Unlock with PremiumVerify these yourself
No dataset covers everything. These matter to the decision and we don't hold them — here's where to look.
Days on market
How fast stock clears is a leading indicator — it moves before prices do. We have no free suburb-level source for it.
Count active listings on realestate.com.au or Domain and check their listing dates, or ask two local agents.
Auction clearance
Buyer competition at the margin. Only meaningful where auctions are actually common — in outer and regional suburbs most sales are private treaty, so a clearance rate says little.
Your state's Real Estate Institute publishes weekly clearance rates by region.
Flood risk
Drives insurance cost and, increasingly, insurability — which caps the resale pool. No free national dataset exists at suburb level; it is mapped council by council.
Search your council's flood overlay or planning portal for the specific address — risk varies street by street, so a suburb-wide rating would mislead even if we had one.
Bushfire risk
Same insurance exposure, plus rebuild-standard costs inside designated zones.
Check your state's designated bushfire-prone area mapping — NSW Planning Portal, VIC's BPA layer on VicPlan, Queensland Globe, or WA's Map Viewer Plus.
Strata and body corporate costs
For units this can swallow a third of gross rent, and a special levy can arrive without warning.
Ask for the strata report and the last two years of minutes before you offer.
What the street is actually like
Suburb medians average over streets that trade very differently — a main road, a flight path or a commission block will not show up in any of the figures above.
Walk it at night and on a weekday morning. Nothing on this page substitutes for that.
AI insights for Blackbutt
Investment analysis, risks & comparisons
Blackbutt shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
Suburbs near Blackbutt
Investor scores and median house prices for the closest suburbs to Blackbutt QLD 4306.
Compare Blackbutt side by side
Still deciding where to buy?
A vetted buyer's agent works for you — not the seller. They'll compare suburbs against your budget and goals, shortlist the best fit, and negotiate the purchase for you. Licence-verified, free to be matched, no obligation.
Median rent
Est.$370/wk
modelled estimate · weekly
Demand change
+1.1%
annual shift
Yield × growth index
2.2
combined signal
Net yield (est.)
5.02%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+4.4%
est. compound, long-run avg
10-yr growth (CAGR)
+7.3%
est. compound, long-run avg
Rental demand
49 / 100
Moderate demand
Supply pipeline
Real1.2%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
Dwellings built (QLD)
Real33,060
completed in year to Mar-2026 · ABS 8752.0 (state)
▼ 2.3% vs prior year · 43,284 started
Price & rent growth
How Blackbutt has moved — and whether rent has kept pace with price
No price or rent history available yet.
Source: Modelled estimate · 2026 · all sources
Market overview
Blackbutt is a QLD suburb offering lower rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Rental yield 2.7% with stable tenant demand
- Very low vacancy rate — high rental demand
- Access to national transport network and amenities
Risk factors
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$2,114/wk
$37k taxable p.a.
Renters
23.2%
74.9% owner-occupier
Median age
34.0 yrs
Unemployment
6.6%
ABS SALM (SA2)
Population growth
+0.9% p.a.
Projected growth
+0.4% p.a.
state gov forecast
Socio-economic
7/10
SEIFA IRSAD decile · ABS
Investor-owned
10.0%
of all dwellings (ATO)
Houses
92%
4% apartments
Degree qualified
25.6%
bachelor's or higher (ABS)
Work from home
11.1%
of employed residents (ABS Census)
Median lot size
2.0 ha
Large block
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
1.8%
Mostly long-term tenants
Market activity
Distance to CBD
29.6 km
Outer suburbs
Walkability
0 / 100
Car-dependent
Coastal proximity
30.1 km
Inland
NBN technology
Fixed WirelessRegional — wireless tower
Population density
90/km²
Rural / semi-rural
Schools in postcode 4306
🏫Primary (11)
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Inner Regional
Government · Yrs Prep-6 · Major Cities
🎓Secondary (1)
Ripley Valley State Secondary College
Government · Yrs 7-12 · Major Cities
📚Combined (1)
Independent · Yrs Prep-12 · Major Cities
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Moderate3.4 offences / 100 persons
Source: QLD Police · 2021-22 (division)
School quality
Average13 schools in postcode area
Source: ACARA My School 2025
Transit access
Car-dependentSource: State GTFS feeds
Gentrification signal
26
/ 100
Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Live suburb intelligence
Fetching live data…Location
Properties in Blackbutt
View listingsLocal professionals
Connect with agents and building inspectors who operate in Blackbutt. Ask about off-market opportunities, rental appraisals, or arrange a building inspection.
Sign in to contact local professionals
Create a free account to message agents and inspectors directly.
See the full data for Blackbutt
Create a free account to unlock the complete profile — price history, demographics, schools, safety, gentrification and the full risk breakdown. Free, no card.
Suburb search, rankings & Market Pulse stay free.
Common questions about Blackbutt
What is the median house price in Blackbutt?
The median house price in Blackbutt, QLD 4306 is estimated at $715,000. This is a modelled estimate, not a recorded sale figure — treat it as approximate and confirm against recent local sales.
Is Blackbutt a good investment?
Blackbutt, QLD 4306 scores below average against our investment checklist, at 35 out of 100, with a gross yield of about 2.7%, estimated annual growth of 1.8%, a median around $715,000. Yield and growth figures are modelled estimates, so use them to compare suburbs rather than as a forecast. The full checklist on this page breaks the score into cash flow, growth, supply and risk.
Is Blackbutt a safe suburb?
Blackbutt scores 75 out of 100 for safety, which is around or above the national average. The score is built from state police offence data for this area, not resident sentiment.
What are the schools like in Blackbutt?
Blackbutt has 13 schools in or near the suburb, with an average ICSEA of 1004 — slightly above the Australian average of 1000. ICSEA is ACARA's index of educational advantage.
How far is Blackbutt from the city, and what is transport like?
Blackbutt is about 30 km from the CBD, with a public-transport score of 6 out of 100, calculated from actual train, tram and bus stops nearby.
Answers are generated from the data on this page. Figures marked as estimates are modelled, not recorded transactions.
Resident reviews
What people who know Blackbutt say
No reviews yet — be the first to share what Blackbutt is like.
Reviews are the opinions of individual users and are not verified by Australia Property.