The Logan corridor gives investors the highest gross yields on Brisbane's south side, with medians from $860,000 in /suburbs/yarrabilba to $935,000 in /suburbs/logan-reserve. Look for tenant demand, growth catalysts and low maintenance builds, not the flashiest house.
Why are investors buying in the Logan corridor?
Three reasons.
1. Yield. Entry prices under $1m plus rents of $580 to $700 per week give gross yields around 4 to 4.5%, better than most of inner south Brisbane. 2. Growth. /suburbs/logan-village is up 32.2% and /suburbs/logan-reserve is up 21.7% in 12 months. The corridor is still cheaper than the middle ring but catching up quickly. 3. Tenant demand. Family renters priced out of Brisbane middle ring are moving south, keeping vacancy tight.
Which Logan suburbs should I actually look at?
/suburbs/logan-reserve
Median $935,000, 193 sales in the last 12 months, 21 median days on market. Newer estates, young families, good schools opening. Strong tenant demand for 4-bed 2-bath modern homes.
/suburbs/marsden
Median $920,000, 127 sales, 16 days on market. Older established suburb, good bones, some ex-Housing Commission stock in the mix. Investor favourite for renovations and dual-key strategies.
Yarrabilba
Median $860,000, 137 sales, 19 days on market. Master-planned community, new build focus, generous QLD First Home Owner Grant applies for owner-occupiers.
Flagstone
Median $887,325, 72 sales. New estate. Similar profile to Yarrabilba, more land available.
What should I check before I buy?
Tenant demand
Ask two or three local property managers what current 4-bed 2-bath rentals are asking, and vacancy rates. Do not rely on portal averages. Local knowledge beats a spreadsheet.
Growth catalysts
Look for suburbs with new schools, shopping centres, road upgrades, or a rail extension planned. Logan Reserve and Yarrabilba both have infrastructure in the pipeline.
Building quality
New estate builds vary. Prefer a builder with a track record over the cheapest quote. Get an independent building inspection even on new builds. See Building and pest inspections.
Body corporate
Some new estates have community title schemes with mandatory fees. Read the disclosure statement before you sign.
Flood mapping
Logan City Council flood maps are online. Check every address, especially near creeks and low points.
What kind of property performs best as a rental here?
4 bedroom, 2 bathroom, 2 car garage, single storey, on a flat block. That is the standard family rental in the corridor. Anything smaller or more unusual takes longer to lease and rents for less per square metre. Avoid pools unless they are already there, they cost more to maintain than they add in rent.
Should I buy new or established?
Depends on your strategy. Full comparison is in Buying in a new estate vs an established suburb. Quick version: new builds give better depreciation and lower maintenance, established gives you land value and potential to add value.
What yield should I aim for?
Gross yield in the corridor is typically 4.0 to 4.5% right now. Net yield after rates, insurance, property management (7 to 8.5%), maintenance and vacancy allowance is usually 2.5 to 3.5%. If a property is showing more than that on paper, look twice at the assumptions.
What about capital growth?
The last 12 months have been exceptional (20 to 32% in several suburbs). Long term you should model 4 to 6% per year on average, not 20%. If your numbers only work assuming another 20% year, they do not work.
For a broader read of the south side, see /blog/is-now-good-time-to-buy-brisbane-south-side. And if you own a home you plan to sell to buy the investment, get a free appraisal at /ai-appraisal before you commit to the deposit.
What should you do next?
Have a look at what is currently for sale on Brisbane's south side over on /properties, or send me a buying question and I will give you a straight answer.
If you will be selling a home to buy your next one, find out what yours is worth with a free, no-obligation appraisal. That number is often the missing piece that turns a wish list into a real plan.
Frequently asked questions
Ready to have a proper look at the market?
Browse current listings, or ask Junaid a buying question and get a straight answer from someone who works the south side every day.
Know a mate house-hunting on the south side?
