Investment snapshot

Ormeau, QLD 4208

Property investment analysis for Ormeau, Queensland

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

Ormeau investment property metrics

Median Price

$1.17M

House

Median Rent

$735/wk

Gross Yield

3.3%

Vacancy Rate

0.9%

Days on Market

Population

15,938

+3.2%/yr

Capital Growth

1 Year

14.1%

3 Year (annualised)

11.1%

5 Year (annualised)

12.0%

HTAG RCS Scores

Growth 6/10 — Good

Cashflow 10/10 — Strong

Overall 8/10 — Strong

Market Context

Demand

High

Supply

Moderate

Days on Market

35 days

Population Trend

+3.2%/yr

15,938 residents

Run the numbers for Ormeau

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

Property Details

StatePurchase Price

Deposit

20%

$234,392 deposit · LVR 80%

Weekly Rent

Your Gross Income (salary)

Interest Rate (p.a.)

Loan Type

P&IInterest Only

Property Type

EstablishedNew Build

Ownership Structure

IndividualDiscretionary Trust

Growth & Hold

Annual Capital Growth

Hold Period

years

Your weekly contribution after tax

$526/wk

$2,280/mo · $27,362/yr

Negatively geared — tax benefit of $13,319/yr reduces your out-of-pocket

PAYG Withholding Variation

Apply to the ATO to get $512 extra per fortnight in your pay, instead of waiting for your tax refund.

Acquisition Summary

Stamp Duty (QLD)$47,913LMI Premium$13,407Loan Amount$937,570Total Upfront Cash$298,112

Cash Flow Analysis

Gross Rental Yield3.3%Net Rental Yield2.4%Annual Rental Income$36,750Total Annual Expenses-$8,524Annual Loan Repayment (P&I)-$68,908Pre-Tax Cash Flow$-40,682Tax Benefit (neg. gearing)+$13,319After-Tax Cash Flow$-27,362/yr

Depreciation claimed: $11,720/yr (Building: $11,720 + 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$3,652,957Capital Gain$2,547,882CGT Payable (50% discount)-$921,280Net Proceeds (after CGT & costs)$2,658,618

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%)$275,199 gain → $55,270 taxPost-Jul 2027 (89.2%)$2,272,683 gain → $866,010 tax

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

Total Cash Flows (10 yrs)$-273,623Cash-on-Cash Return-11.6%Estimated IRR14.7%

Year-by-Year Summary

Year	Value	Equity	Total Cash Flow
1	$1,313,066	$386,586	$-27,362
2	$1,471,159	$556,477	$-54,725
3	$1,648,287	$746,155	$-82,087
4	$1,846,741	$957,960	$-109,449
5	$2,069,088	$1,194,510	$-136,811
6	$2,318,207	$1,458,737	$-164,174
7	$2,597,319	$1,753,921	$-191,536
8	$2,910,036	$2,083,736	$-218,898
9	$3,260,404	$2,452,293	$-246,260
10	$3,652,957	$2,864,194	$-273,623

Growth

18.8%

Investing in Ormeau, QLD

Ormeau (4208) is located in Queensland with a population of approximately 15,938 residents, growing at 3.2% per year. The suburb has a median house price of $1.17M and median weekly rent of $735, delivering a gross rental yield of 3.3%.

With a vacancy rate of just 0.9% and properties selling in an average of 35 days, Ormeau 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 12.0%.

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