Investment snapshot

North Lakes, QLD 4509

Property investment analysis for North Lakes, Queensland

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

North Lakes investment property metrics

Median Price
$1.24M
House
Median Rent
$669/wk
Gross Yield
2.8%
Vacancy Rate
1.2%
Days on Market
34
Population
23,030
+2.8%/yr

Capital Growth

1 Year
16.0%
3 Year (annualised)
13.5%
5 Year (annualised)
14.0%

HTAG RCS Scores

Growth 9/10 — Strong
Cashflow 9/10 — Strong
Overall 9/10 — Strong

Market Context

Demand
Moderate
Supply
Moderate
Days on Market
34 days
Population Trend
+2.8%/yr
23,030 residents

Run the numbers for North Lakes

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Property Details

Loan Type
Property Type
Ownership Structure

Growth & Hold

Your weekly contribution after tax

$619/wk

$2,680/mo · $32,163/yr

Negatively geared — tax benefit of $15,604/yr reduces your out-of-pocket

PAYG Withholding Variation

Apply to the ATO to get $600 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$51,890LMI PremiumN/ALoan Amount$992,900Total Upfront Cash$302,515

Cash Flow Analysis

Gross Rental Yield2.8%Net Rental Yield2.0%Annual Rental Income$33,450Total Annual Expenses-$8,243Annual Loan Repayment (P&I)-$72,974Pre-Tax Cash Flow$-47,768Tax Benefit (neg. gearing)+$15,604After-Tax Cash Flow$-32,163/yr

Depreciation claimed: $12,411/yr (Building: $12,411 + 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$4,597,091Capital Gain$3,425,786CGT Payable (50% discount)-$1,286,008Net Proceeds (after CGT & costs)$3,219,141

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%)$370,022 gain → $76,605 taxPost-Jul 2027 (89.2%)$3,055,763 gain → $1,209,403 tax

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

Total Cash Flows (10 yrs)$-321,632Cash-on-Cash Return-12.8%Estimated IRR17.3%

Year-by-Year Summary

YearValueEquityTotal Cash Flow
1$1,414,758$433,603$-32,163
2$1,612,683$644,022$-64,326
3$1,838,297$882,927$-96,490
4$2,095,475$1,154,244$-128,653
5$2,388,632$1,462,441$-160,816
6$2,722,802$1,812,611$-192,979
7$3,103,722$2,210,552$-225,142
8$3,537,933$2,662,869$-257,306
9$4,032,889$3,177,088$-289,469
10$4,597,091$3,761,780$-321,632

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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Yield
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Growth
14.1%

Burpengary

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Yield
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Growth
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Investing in North Lakes, QLD

North Lakes (4509) is located in Queensland with a population of approximately 23,030 residents, growing at 2.8% per year. The suburb has a median house price of $1.24M and median weekly rent of $669, delivering a gross rental yield of 2.8%.

With a vacancy rate of just 1.2% and properties selling in an average of 34 days, North Lakes shows moderate demand and moderate supply — factors that support continued price growth. Over the past 5 years, the suburb has delivered annualised capital growth of 14.0%.

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