WATERFORD WEST
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.$765,000
Modelled estimate · 2026
Rent yield
Real3.7%
computed from govt data
Annual growth
Real9.5%
annualised from govt data
Vacancy rate
Est.1.7%
modelled estimate
AI insights for WATERFORD WEST
Investment analysis, risks & comparisons
WATERFORD WEST 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
$541/wk
QLD RTA Bond Stats · Mar 2026
Demand change
+10.2%
annual shift
Yield × growth index
6.6
combined signal
Net yield (est.)
3.23%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+7.9%
est. compound, long-run avg
10-yr growth (CAGR)
+6.3%
est. compound, long-run avg
Rental demand
75 / 100
Very high rental demand
Supply pipeline
Est.0.8%
new dwellings approved / stock · Modelled estimate
Low supply pressure
Market overview
WATERFORD WEST is a metropolitan QLD suburb with strong capital growth momentum and moderate rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.
Highlights
- Metro QLD suburb with strong infrastructure and transport
- Rental yield 3.7% with stable tenant demand
- High annual growth of 9.5% — outperforming state average
- Access to national transport network and amenities
Risk factors
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,505/wk
$94k taxable p.a.
Renters
40.3%
55.9% owner-occupier
Median age
32.0 yrs
Unemployment
2.1%
Population growth
+5.7% p.a.
Investor-owned
5.0%
of all dwellings (ATO)
Houses
59%
31% apartments
Degree qualified
31.9%
bachelor's or higher (ABS)
Work from home
22.0%
of employed residents (ABS Census)
Median lot size
580 m²
Standard block
Household size
2.6 persons
avg per dwelling (ABS Census)
Short-term rental
16.6%
High Airbnb activity
Market activity
Distance to CBD
29.3 km
Outer suburbs
Days on market
29 days
Normal turnover
Auction clearance
59.3%
Balanced market
Walkability
71 / 100
Walker's paradise
Coastal proximity
7.4 km
Near coast
NBN technology
FTTCGood — fibre to curb
Population density
3,227/km²
Dense urban
Schools in postcode 4133
🏫Primary (3)
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
Government · Yrs Prep-6 · Major Cities
🎓Secondary (1)
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
High crime7.1 offences / 100 persons
Source: QLD Police · 2021-22 (division)
School quality
Average5 schools in postcode area
Source: ACARA My School 2025
Transit access
ExcellentSource: State GTFS feeds
Gentrification signal
30
/ 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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