Investment snapshot

Cleveland, QLD 4163

Property investment analysis for Cleveland, Queensland

General information only — not personal financial, tax, or investment advice. Results are estimates based on published tax rates and market data. Terms · Privacy

Cleveland investment property metrics

Median Price
$1.54M
House
Median Rent
$744/wk
Gross Yield
2.5%
Vacancy Rate
1.1%
Days on Market
16
Population
15,850
+1.2%/yr

Capital Growth

1 Year
9.1%
3 Year (annualised)
7.6%
5 Year (annualised)
9.3%

HTAG RCS Scores

Growth 3/10 — Weak
Cashflow 7/10 — Good
Overall 6/10 — Good

Market Context

Demand
High
Supply
High
Days on Market
16 days
Population Trend
+1.2%/yr
15,850 residents

Run the numbers for Cleveland

Pre-filled with Cleveland median values. Adjust to match your scenario.

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Property Details

Loan Type
Property Type
Ownership Structure

Growth & Hold

Your weekly contribution after tax

$801/wk

$3,473/mo · $41,678/yr

Negatively geared — tax benefit of $20,195/yr reduces your out-of-pocket

PAYG Withholding Variation

Apply to the ATO to get $777 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$69,039LMI PremiumN/ALoan Amount$1,231,503Total Upfront Cash$379,315

Cash Flow Analysis

Gross Rental Yield2.5%Net Rental Yield1.9%Annual Rental Income$37,200Total Annual Expenses-$8,562Annual Loan Repayment (P&I)-$90,511Pre-Tax Cash Flow$-61,873Tax Benefit (neg. gearing)+$20,195After-Tax Cash Flow$-41,678/yr

Depreciation claimed: $15,394/yr (Building: $15,394 + Fixtures: $0)

Fixture depreciation (carpet, blinds, appliances) cannot be claimed on established properties purchased after 2017 — only building depreciation applies. A quantity surveyor report will give exact figures. Building cost estimated at 40% of purchase price.

Capital Growth Projection (10 yrs)

Future Value$3,745,822Capital Gain$2,288,944CGT Payable (50% discount)-$763,283Net Proceeds (after CGT & costs)$2,907,623

Transitional CGT Split Applied

Your holding period spans 1 Jul 2027. The capital gain is split proportionally between old and new rules:

Pre-Jul 2027 (10.8%)$247,231 gain → $48,977 taxPost-Jul 2027 (89.2%)$2,041,713 gain → $714,306 tax

Pre-portion: 50% discount at marginal rate. Post-portion: CPI-indexed cost base, 30% minimum tax floor.

Total Cash Flows (10 yrs)$-416,779Cash-on-Cash Return-13.4%Estimated IRR10.2%

Year-by-Year Summary

YearValueEquityTotal Cash Flow
1$1,682,541$465,605$-41,678
2$1,839,018$637,578$-83,356
3$2,010,046$825,091$-125,034
4$2,196,981$1,029,562$-166,712
5$2,401,300$1,252,536$-208,390
6$2,624,621$1,495,703$-250,068
7$2,868,710$1,760,903$-291,746
8$3,135,500$2,050,151$-333,424
9$3,427,102$2,365,643$-375,101
10$3,745,822$2,709,779$-416,779

Similar suburbs in Queensland

Suburbs with a similar price range in QLD

Wynnum

QLD 4178

7/10
Price
$1.57M
Yield
2.5%
Growth
10.7%

Sandgate

QLD 4017

7/10
Price
$1.49M
Yield
2.5%
Growth
9.5%

Thornlands

QLD 4164

9/10
Price
$1.38M
Yield
2.7%
Growth
18.1%

Chermside

QLD 4032

3/10
Price
$1.35M
Yield
2.6%
Growth
11.2%

Nundah

QLD 4012

5/10
Price
$1.75M
Yield
2.2%
Growth
16.0%

Redland Bay

QLD 4165

8/10
Price
$1.28M
Yield
2.9%
Growth
12.6%

Investing in Cleveland, QLD

Cleveland (4163) is located in Queensland with a population of approximately 15,850 residents, growing at 1.2% per year. The suburb has a median house price of $1.54M and median weekly rent of $744, delivering a gross rental yield of 2.5%.

With a vacancy rate of just 1.1% and properties selling in an average of 16 days, Cleveland shows high demand and high supply — factors that support continued price growth. Over the past 5 years, the suburb has delivered annualised capital growth of 9.3%.

Use the calculator above to model the full investment scenario for a property in Cleveland, including stamp duty, negative gearing benefits, depreciation, and the impact of proposed CGT changes on your after-tax return.