EIGHT MILE PLAINS
Investor score
66
Liveability score
60
Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.
Median price
Est.—
no recent data
Rent yield
Est.2.8%
rent real · price estimated
Annual growth
Est.9.0%
modelled estimate
Vacancy rate
Est.1.8%
modelled estimate
AI insights for EIGHT MILE PLAINS
Investment analysis, risks & comparisons
EIGHT MILE PLAINS 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.
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Median rent
$619/wk
QLD RTA Bond Stats · Mar 2026
Demand change
+9.1%
annual shift
Yield × growth index
5.9
combined signal
Net yield (est.)
3.26%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+14.0%
est. compound, long-run avg
10-yr growth (CAGR)
+6.2%
est. compound, long-run avg
Rental demand
75 / 100
Very high rental demand
Supply pipeline
Real0.3%
new dwellings approved / stock · ABS 2024-25
Low supply pressure
5-year price history
No price history available.
Market overview
EIGHT MILE PLAINS is a metropolitan QLD suburb with strong capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro QLD suburb with strong infrastructure and transport
- Rental yield 2.8% with stable tenant demand
- High annual growth of 9.0% — outperforming state average
- Access to national transport network and amenities
Risk factors
- High entry price may limit buyer pool
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,823/wk
$95k taxable p.a.
Renters
35.6%
61.1% owner-occupier
Median age
35.0 yrs
Unemployment
2.1%
Population growth
+5.8% p.a.
Investor-owned
15.0%
of all dwellings (ATO)
Houses
60%
31% apartments
Degree qualified
29.4%
bachelor's or higher (ABS)
Work from home
13.4%
of employed residents (ABS Census)
Median lot size
390 m²
Compact block
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
15.3%
High Airbnb activity
Market activity
Distance to CBD
14.4 km
Middle ring
Days on market
26 days
Normal turnover
Auction clearance
59.0%
Balanced market
Walkability
44 / 100
Very walkable
Coastal proximity
8.0 km
Near coast
NBN technology
FTTCGood — fibre to curb
Population density
3,270/km²
Dense urban
Schools in postcode 4113
🏫Primary (3)
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Eight Mile Plains State School
Government · Yrs Prep-6 · Major Cities
🎓Secondary (1)
Government · Yrs 7-12 · 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
Safe5.2 offences / 100 persons
Source: QLD Police · 2024-25
School quality
Average4 schools in postcode area
Source: ACARA My School 2025
Transit access
GoodSource: State GTFS feeds
Gentrification signal
25
/ 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
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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