Brisbane North
Moreton Bay Property Investment
Queensland’s third-largest council, between Brisbane and the Sunshine Coast, with 532,445 residents and the new Waraba growth area planned for about 70,000 people.
Moreton Bay at a glance
Brisbane’s Northern Growth Corridor
The City of Moreton Bay stretches from Redcliffe and North Lakes to Caboolture, Morayfield and the hinterland.
532,445
Residents, June 2025
+2.1%
Growth, 2024–25
~30,000
Homes planned at Waraba
~17,000
Jobs planned at Waraba
Sources: Queensland Government Statistician’s Office (2024–25); Queensland Government, Caboolture West / Waraba.
Why Moreton Bay?
Space to Grow Between Two Cities
Moreton Bay added 10,951 residents in the year to June 2025. Its next big chapter is Waraba, the former Caboolture West, declared a priority development area in August 2024. Over about 40 years it is planned for around 30,000 homes, 70,000 people and 17,000 jobs, with schools, parks and town centres.
Established centres such as North Lakes, Redcliffe and Morayfield already offer shopping, health and rail, and the Redcliffe Peninsula and Caboolture lines connect the region to Brisbane.
We cross-check our location research against Hotspotting (Terry Ryder) and government, council and market data.
What’s driving demand
The Fundamentals Behind Moreton Bay
Waraba
One of South East Queensland’s largest greenfield areas, planned for around 30,000 homes.
About WarabaRail to Brisbane
The Caboolture and Redcliffe Peninsula lines link the region to the Brisbane CBD.
North Lakes
A mature master-planned centre with major retail, schools and jobs.
Morayfield & Caboolture
The region’s northern retail and services hub, close to the Bruce Highway.
Morayfield researchWhere we look
Established Centres and New Estates
Moreton Bay offers both: established suburbs with services and rail, and large new estates with modern homes. We weigh rental evidence, access to transport and jobs, and the supply pipeline nearby before recommending a location or property.
What’s on the market
New Stock in Moreton Bay Right Now
A snapshot of the new Moreton Bay stock our builders and developers sent us from July to October 2026, grouped by suburb. We use it to compare price points, dwelling types and rental estimates across the area, then test individual properties against our research.
151
Listings received
$800k–$1.37m
Price range
$990k
Median package
$765/wk
Median rent estimate
| Suburb | Listings | Main types | Price range | Rent est. | Gross yield |
|---|---|---|---|---|---|
| Morayfield Affinity, Arbourwood | 47 | H&L, Townhouse/terrace | $800k–$1.22m | $760/wk | 4.1% |
| Joyner Regent Quarter, Oxford | 36 | H&L, Dual/duplex | $967k–$1.37m | $750/wk | 3.6% |
| Lilywood Lilywood Landings, Rivermont | 19 | H&L, Dual/duplex | $850k–$1.27m | $825/wk | 4.4% |
| Burpengary Alkina, Sage | 18 | Townhouse/terrace, H&L | $815k–$1.3m | $770/wk | 3.9% |
| Caboolture Central Springs, Lilywood | 7 | H&L | $856k–$1.02m | $720/wk | 3.7% |
| Narangba Ridgeview, La Vie | 6 | H&L, Dual/duplex | $890k–$1.3m | $893/wk | 4.2% |
| Deception Bay | 3 | Dual/duplex | On request | – | – |
| Woodford Park Rise | 3 | H&L | $968k | – | – |
| Bellmere | 2 | H&L | $828k–$852k | – | – |
| Mango Hill Waler Heights | 2 | Townhouse/terrace | $1.08m | – | – |
| Albany Creek | 1 | Townhouse/terrace | $1.26m | – | – |
| Arana Hills Nuovo | 1 | Townhouse/terrace | On request | – | – |
Indicative prices and rents from builder and developer stock lists sent to properT network between July and October 2026. Rents are supplier or agent estimates, not guarantees, and gross yield is rent × 52 ÷ total price. Stock changes weekly, so ask us for what’s available now.
New builds in Moreton Bay
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.”
Questions
Frequently Asked Questions
Where is Moreton Bay?
The City of Moreton Bay lies directly north of Brisbane, stretching from Redcliffe and North Lakes to Caboolture and the hinterland.
What is Waraba?
Waraba is the new name for Caboolture West, a priority development area declared in August 2024 and planned for about 30,000 homes and 70,000 people over 40 years.
Is Moreton Bay a good place to invest?
Moreton Bay has steady population growth, rail links to Brisbane and a long-term growth pipeline. The right suburb, property and price depend on your strategy.
Strategy Before Property
Talk to Us About Moreton Bay
Book a complimentary strategy call with Stephen Lazar. We’ll talk about your goals and whether Moreton Bay, and which part of it, fits your strategy.
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