Investment snapshot

Coomera, QLD 4209

Property investment analysis for Coomera, Queensland

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

Coomera investment property metrics

Median Price
$1.23M
House
Median Rent
$752/wk
Gross Yield
3.2%
Vacancy Rate
1.3%
Days on Market
22
Population
20,225
+3.8%/yr

Capital Growth

1 Year
13.5%
3 Year (annualised)
10.0%
5 Year (annualised)
11.3%

HTAG RCS Scores

Growth 4/10 — Fair
Cashflow 10/10 — Strong
Overall 8/10 — Strong

Market Context

Demand
High
Supply
Moderate
Days on Market
22 days
Population Trend
+3.8%/yr
20,225 residents

Run the numbers for Coomera

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Property Details

Loan Type
Property Type
Ownership Structure

Growth & Hold

Your weekly contribution after tax

$561/wk

$2,430/mo · $29,163/yr

Negatively geared — tax benefit of $14,189/yr reduces your out-of-pocket

PAYG Withholding Variation

Apply to the ATO to get $546 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$51,285LMI PremiumN/ALoan Amount$984,480Total Upfront Cash$299,805

Cash Flow Analysis

Gross Rental Yield3.2%Net Rental Yield2.4%Annual Rental Income$37,600Total Annual Expenses-$8,596Annual Loan Repayment (P&I)-$72,356Pre-Tax Cash Flow$-43,352Tax Benefit (neg. gearing)+$14,189After-Tax Cash Flow$-29,163/yr

Depreciation claimed: $12,306/yr (Building: $12,306 + 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$3,593,013Capital Gain$2,431,788CGT Payable (50% discount)-$864,234Net Proceeds (after CGT & costs)$2,656,918

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%)$262,660 gain → $52,448 taxPost-Jul 2027 (89.2%)$2,169,128 gain → $811,786 tax

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

Total Cash Flows (10 yrs)$-291,629Cash-on-Cash Return-11.7%Estimated IRR14.0%

Year-by-Year Summary

YearValueEquityTotal Cash Flow
1$1,369,781$396,946$-29,163
2$1,524,703$564,256$-58,326
3$1,697,147$749,878$-87,489
4$1,889,094$955,844$-116,652
5$2,102,751$1,184,414$-145,814
6$2,340,572$1,438,100$-174,977
7$2,605,291$1,719,695$-204,140
8$2,899,949$2,032,307$-233,303
9$3,227,933$2,379,389$-262,466
10$3,593,013$2,764,785$-291,629

Similar suburbs in Queensland

Suburbs with a similar price range in QLD

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Price
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Victoria Point

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Redland Bay

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Ormeau

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Growth
14.1%

Burpengary

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Yield
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Growth
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Investing in Coomera, QLD

Coomera (4209) is located in Queensland with a population of approximately 20,225 residents, growing at 3.8% per year. The suburb has a median house price of $1.23M and median weekly rent of $752, delivering a gross rental yield of 3.2%.

With a vacancy rate of just 1.3% and properties selling in an average of 22 days, Coomera shows high demand and moderate supply — factors that support continued price growth. Over the past 5 years, the suburb has delivered annualised capital growth of 11.3%.

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