Moreton Bay · South East Queensland
Caboolture & Morayfield Property Investment
Brisbane’s northern growth corridor: Caboolture, Caboolture West, Morayfield, Burpengary, Burpengary East, Narangba, Upper Caboolture, Bellmere and Elimbah. Rail to Brisbane, an expanded hospital and Queensland’s newest planned city next door.
The corridor at a glance
Brisbane’s Northern Growth Corridor
The Caboolture–Morayfield corridor runs along the Bruce Highway and the Caboolture rail line, 35 to 50 kilometres north of the Brisbane CBD, in the City of Moreton Bay.
760,000+
Moreton Bay residents forecast by 2046
~65,000
Future residents planned at Waraba
0.7%
Caboolture rental vacancy, March 2026
$650/wk
Caboolture median house rent, Q1 2026
Sources: Queensland Government Statistician’s Office population projections (2025 edition); Economic Development Queensland; PRD Caboolture market update (1st half 2026).
Nine suburbs, one corridor
Where the Corridor Is Growing
Each suburb plays a different role. Some suit house and land, some suit townhouses or dual-income property, and a few are better for owner-occupiers than investors. The right one depends on your budget, cash flow and strategy.
Morayfield
The retail and services hub of the corridor, with its own rail station, Morayfield Shopping Centre and one of Queensland’s highest volumes of house sales.
Caboolture
The regional centre: Caboolture Hospital, the rail terminus, TAFE and council services. Tight rental market and steady owner-occupier demand.
Caboolture West (Waraba)
Queensland’s newest planned city, declared a Priority Development Area in 2024, with around 25,000 homes and 65,000 residents planned over the coming decades.
Burpengary
Rail and Bruce Highway access between Narangba and Morayfield, with new townhouse and house-and-land communities.
Burpengary East
Larger lots and a quieter lifestyle feel, close to the highway and Deception Bay.
Narangba
Rail station, established schools and the Narangba Industrial Estate, one of the area’s biggest employment nodes.
Upper Caboolture
Established family housing on the edge of the Waraba growth area.
Bellmere
A more affordable entry point a short drive from Caboolture’s town centre.
Elimbah
Semi-rural acreage at the northern end of the corridor, near the planned Moreton Motorway.
Why this corridor?
The Fundamentals Behind It
Moreton Bay is one of the fastest-growing local government areas in Queensland, forecast to grow from about 484,000 residents in 2021 to more than 760,000 by 2046. The corridor is where much of that growth lands.
Caboolture and Morayfield were Queensland’s two highest-volume suburbs for house sales in late 2025, and the Caboolture rental market sits under 1% vacancy. That combination of demand from both owner-occupiers and renters is what we look for.
- Caboolture Hospital redevelopment: $399.5 million, including a new clinical services building and 130 extra beds.
- Bruce Highway upgrade: $662.5 million between Caboolture–Bribie Island Road and Steve Irwin Way, completed in 2024.
- Beerburrum to Nambour rail upgrade: a $1 billion North Coast Line project under construction since late 2025.
- Waraba (Caboolture West): a Priority Development Area planned for around 25,000 homes, 17,000 jobs, new schools and a town centre.
- Moreton Motorway: a protected corridor from Elimbah south towards Narangba and Bald Hills, still in planning.
- Jobs: Narangba Industrial Estate, Caboolture’s CBD and hospital, and the future Waraba employment areas.
What’s on the market
New Stock in the Corridor Right Now
A snapshot of what’s potentially available across Caboolture, Caboolture West, Morayfield, Burpengary and Narangba, from our builder and developer partners.
16
Current listings
$810k–$1.27m
Price range
$815k+
Townhouses from
$950–$1,340/wk
Dual-income rent estimates
| Suburb | Estate | Type | Configuration | Land | Indicative price | Rent / yield | Status |
|---|---|---|---|---|---|---|---|
| Burpengary | Parkview Terraces | Townhouse | 3 bed, 3 bath, 1 car | – | $815,000 | Developer rental guarantee: 5% gross (terms apply) | Completing late 2026 |
| Burpengary | Parkview Terraces | Townhouse | 3 bed, 3 bath, 2 car | – | $879,000 | Developer rental guarantee: 5% gross (terms apply) | Final stage |
| Burpengary | Wattle Grove | Townhouse | 3 bed + study | – | $880,000 | On request | Completing Q4 2026 |
| Burpengary | Alkina | Dual occupancy | 4 bed, 2 bath, 2 car | – | $899,990 | $950/wk (estimate) | Registered land |
| Burpengary | Abode | House and land | 4 bed, 2 bath, 2 car | 310m² | $999,900 (land $565,000 + build $434,900) | On request | – |
| Caboolture West (Lilywood) | Rivermont | House and land | 4 bed, 2 bath, 2 car | 263m² | $849,555 (land $475,000 + build $374,955) | On request | Registered land |
| Caboolture West (Lilywood) | Lilywood | Completed home | 4 bed, 2 bath, 2 car | 350m² | $969,000 | On request | Built, ready now |
| Caboolture West (Lilywood) | Aire | Dual occupancy (3+3) | 3 + 3 bed | – | $1,269,500 + titling | On request | Land awaiting registration |
| Morayfield | Arbourwood | House and land | 3 bed, 2 bath, 1 car | 227m² | $810,301 (land $490,000 + build $320,301) | On request | – |
| Morayfield | Lilywood Landings | Dual occupancy | – | – | $850,000 | On request | – |
| Morayfield | North Haven | Villa | 3–4 bed | – | $850,000–$860,000 | On request | Off the plan, Q4 2027 |
| Morayfield | Affinity | Terrace home | – | – | $858,900 | On request | Land registers November |
| Morayfield | Affinity | House and land | – | – | $869,838–$917,540 | On request | Registered and pre-registration lots |
| Morayfield | Pinnacle | House and land | 4 bed | – | From $877,000 | Appraisal on request | Off the plan, Q4 2027 |
| Morayfield | Montrose | House and land | 4 bed, 2 bath, 2 car | 354m² | $999,900 (land $582,000 + build $417,900) | On request | – |
| Narangba | Tibrogargan Drive | Dual key | 3+2 bed main / 2+1 bed secondary | 459m² | $1,109,000 | $1,340/wk combined (estimate) | Registered land |
Indicative stock from our builder and developer partners, September to October 2026. Prices, availability and rent estimates change weekly and are not guaranteed. Ask us for the current list and the full numbers on any property.
What to watch
Know the Risks Before You Buy
A growth corridor is not a reason to buy any property in it. These are the things we check on every Caboolture or Morayfield purchase:
- Supply at Waraba: a large pipeline of new homes can hold back rents and resale prices for look-alike stock, so the product and the street matter.
- Flood overlays: parts of the Caboolture River and Burpengary Creek catchments flood. We check council flood mapping for every lot, which also affects insurance.
- Yield versus price: house prices have roughly doubled in five years, so gross yields on standard homes are thinner. Dual-income and townhouse product can help cash flow.
- Infrastructure timing: some projects, like the Moreton Motorway and Waraba’s town centre, are years away. We don’t pay today for benefits that may arrive in 2035.
New builds in Morayfield
Why We Favour New Over Established
Anyone can buy a property. We help identify property worthy of your investment dollars. For most investors, that means a new build:
- Stronger cash flow and higher depreciation
- Lower maintenance and a builder’s warranty
- Rent that reflects a modern, energy-efficient home
- The ten-year rule: a new home stays ten years younger than the house next door, including when you sell
Investor → Strategy → Location → Property
Read more: Existing homes vs new builds, what makes property investment grade and our Queensland house and land research. Set on an established home? Our buyers advocacy service can help.
“Whenever you apply emotion to any decision, especially when it comes to investing, you’re guaranteeing yourself a lower return on investment, but only 100% of the time.”
FAQs
Frequently Asked Questions
Which suburbs does this page cover?
Caboolture, Caboolture West (Waraba, including Lilywood and Rivermont), Morayfield, Burpengary, Burpengary East, Narangba, Upper Caboolture, Bellmere and Elimbah, all in the City of Moreton Bay.
What does new investment property cost in Caboolture and Morayfield?
Current stock runs from about $810,000 for a three-bedroom house and land package in Morayfield, $815,000 for townhouses in Burpengary, and about $850,000 to $1.27 million for dual occupancy and dual key homes.
Is Caboolture a good place to invest?
It has the fundamentals we look for: population growth, rail, an expanded hospital, jobs and a tight rental market. Whether it suits you depends on your budget, cash flow and strategy, and on choosing the right product in the right street.
Do you charge buyers for access to this stock?
Our advice is built around your strategy. Book a strategy call and we’ll explain how we work and what fits your situation.
Related: Moreton Bay property investment · All Queensland locations · House and land · Dual key and duplex
Strategy Before Property
Talk to Us About Caboolture & Morayfield
Book a complimentary strategy call with Stephen Lazar. We’ll talk about your goals and whether the Caboolture–Morayfield corridor, and which part of it, fits your strategy.
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