Amelia Jacobs
18 Surita Court, Boyne Island, Qld 4680
OFFERS ABOVE $730,000
4 2 2
Open Saturday 24 October 12:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Boyne Island — Bailai, Gurang, Gooreng Gooreng, and Taribelang Bunda Country
Originally utilized for pastoral grazing and fishing, the suburb transformed in the 1970s and 80s into a residential hub for the Gladstone industrial workforce. The establishment of the Boyne Smelter significantly accelerated local infrastructure and housing development.
A quiet, family-oriented island town characterized by riverfront parks, fishing culture, and a workforce largely employed in the nearby resource sectors.
Overall Score
7
A solid regional performer with high lifestyle value and strong yields.
Aboriginal Name
Part of the Port Curtis Coral Coast region— "Coastal and riverine connection"
Name Origin
Named after the Boyne River, which was named by John Oxley in 1823 after the River Boyne in Ireland.
Established
Gazetted 1927
Island Status
Connected to the mainland by a single bridge over the Boyne River.
Industrial Giant
Home to Australia's largest aluminium smelter, Boyne Smelters Limited.
Fishing Culture
Host of the famous 'Boyne Tannum Hookup', Australia's largest family fishing competition.
Nature
Proximity to the Great Barrier Reef and local turtle nesting beaches.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6
Steady growth driven by regional industrial investment rather than speculative heat.
Amenity
7
Excellent local shopping and riverfront parks, though major services require a trip to Gladstone.
Schools
8
Boyne Island State School is highly regarded; secondary students use the nearby Tannum Sands State High.
Transport
5
Highly car-dependent with limited public transport options to the Gladstone CBD.
Risk Profile
6
Managed risks regarding flooding and industrial proximity, but insurance costs are a factor.
Liveability
8
Exceptional for families who enjoy boating, fishing, and a quiet community atmosphere.
Demographics
7
Stable population with higher-than-average median incomes due to skilled industrial roles.
Rental Demand
8
Consistently high demand from contract workers and young families moving for work.
Growth Potential
7
Linked to Gladstone's emerging green hydrogen projects and smelter longevity.
Affordability
8
Very accessible compared to South East Queensland, offering high value for money.
Crime & Safety
8
Generally very safe with low violent crime rates, typical of a close-knit regional town.
Walkability
6
Good within the central riverfront precinct, but poor for commuting or reaching industrial zones.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$585,000
Estimated March 2026
12mo Growth
6.5%
Steady upward trend
Rental Yield
5.2%
Strong for regional QLD
Family Ratio
74%
Dominant household type
Flood Risk
Moderate
Riverine & tidal impact
Top Industry
Manufacturing
Smelter & Port focus
✅ Key Advantages
- Exceptional riverfront lifestyle with boat ramps and extensive parklands.
- High median household incomes providing strong local spending power.
- Affordable entry point for detached housing compared to coastal SEQ.
- Strong community feel with low crime and high safety perception.
- Proximity to major employment hubs without living in an industrial zone.
⚠️ Key Watch-Outs
- Vulnerability to fluctuations in global aluminium and commodity prices.
- Significant portions of the island are subject to flood overlays.
- Rising insurance premiums due to Central Queensland's cyclone and flood history.
- Limited secondary education options directly on the island.
- Potential for industrial noise or air quality issues depending on wind direction.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Industrial-Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly single-storey brick houses, with some modern riverfront builds and older villas.
Dominant dwelling stock.
💰 Price Range
$450k – $850k
Typical entry to ceiling.
💡 Why It Matters
Boyne Island serves as the 'lifestyle' choice for the Gladstone region's professional and trade workforce, offering a buffer from the heavy industry of the mainland while maintaining proximity to work.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$585,000
$480k – $820k
🏢 Unit Median
$345,000
$280k – $450k
📈 Price Trend
+6.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $550pw, Units $410pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market has seen consistent, sustainable growth rather than the volatile booms seen in previous decades, making it a safer entry point for long-term buyers.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
55% below Brisbane median house price
Price comparison
📋 Income Ratio
5.4x annual income
Median price ÷ median income
💳 Gross Yield
5.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
High local wages combined with relatively low property prices make this one of the most affordable high-income regions in Queensland.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Trade contractors, refinery engineers, and young families.
💼 Investor Outlook
Strong cash-flow potential with low vacancy. Capital growth is steady but secondary to the high yield and tenant stability.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.5%
1-Year Growth
+22%
3-Year Growth
+42%
5-Year Growth
📍 Growth Drivers
- Expansion of the Gladstone Green Hydrogen hub.
- Ongoing upgrades to the Boyne Smelter infrastructure.
- Lifestyle migration from more expensive coastal regions.
- Limited new land release on the island itself.
⛔ Headwinds
- Global shift in aluminium demand.
- Increasing cost of flood and cyclone insurance.
- Interest rate sensitivity for the local trade-heavy workforce.
🔮 5-Year Outlook
Expect moderate, steady growth as Gladstone transitions to a renewable energy hub, maintaining high demand for quality family housing on the island.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
30% below Brisbane crime averages
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Low
Traffic/Hooning: Medium
📋 What to Check Locally
Standard security measures are sufficient; the community is active in reporting suspicious behavior.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary physical risk is riverine flooding during extreme weather events, while the primary economic risk is the suburb's reliance on the Gladstone industrial sector.
🌊 Flood Risk
Significant areas near the Boyne River and low-lying central pockets are in the 1% AEP flood zone.
🔥 Bushfire Risk
Low risk for the majority of the residential island, limited to small pockets of coastal scrub.
🏦 Insurance Impact
High. Buyers should obtain specific insurance quotes during the due diligence period to account for flood/cyclone loading.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low Density Residential
🔲 Overlays
Flood Hazard, Coastal Hazard, Airport Environs (Gladstone).
🏗️ Development Hotspots
Limited; mostly infill or renovation of older 1980s stock.
Strict environmental and flood controls limit new supply, which protects the value of existing well-positioned homes.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Primarily car-based; bridge access is the only route to the mainland.
🛍️ Amenity & Retail
Excellent local shopping (Boyne Plaza), library, and community centre.
🌲 Parks & Recreation
World-class riverfront parklands with extensive walking and cycling tracks.
🏫 Schools
Strong primary school presence; high school requires travel to Tannum Sands.
🏥 Healthcare
Local GPs and pharmacies available; major hospital in Gladstone (25 mins).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A hardworking, high-income community with a strong focus on outdoor lifestyle and family.
💵 Median Income
$98,000 pa
🏠 Ownership
68% owner-occupied, 32% renting
🎂 Age Profile
Median age 38
🎓 Education
High vocational training (trades) and engineering degrees.
📊 Age Distribution
The high owner-occupancy rate and stable incomes contribute to well-maintained properties and a quiet neighborhood atmosphere.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on industrial energy transition and local infrastructure renewals.
📈 Positive Impacts
- Gladstone Hydrogen Ecosystem projects creating long-term jobs.
- Boyne Smelter modernization ensuring site longevity.
- Council investment in the Turtle Way riverfront path.
📉 Negative Impacts
- Construction traffic on the main access bridge.
- Temporary noise from industrial port expansions.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Tannum Sands
Position
East (Across river)
Price
10-15% more expensive
Lifestyle
Beach-focused vs River-focused
Best for
Surfers and beach lovers
📍Gladstone Central
Position
North West
Price
20% cheaper
Lifestyle
Urban/Commercial vs Suburban/Island
Best for
Young professionals and investors
📍Benaraby
Position
South
Price
Similar (higher for land)
Lifestyle
Acreage/Rural vs Island residential
Best for
Those wanting space and horses
📍Calliope
Position
West (Inland)
Price
15% cheaper
Lifestyle
Inland township vs Coastal
Best for
Budget-conscious families
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Mackay Harbour
QLD
7/10
Industrial-linked coastal living with strong rental yields.
Singleton
NSW
6/10
High-income industrial workforce and family-centric regional hub.
Point Vernon
QLD
7/10
Quiet coastal peninsula with a mix of retirees and families.
Karratha
WA
6/10
Extreme industrial income influence and high rental demand.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the safety and 'small town' feel where kids can still ride bikes safely, though some note the lack of nightlife.
★★★★★
Lifestyle
Best place to raise kids; we spend every weekend on the river or at the golf club.
Family friendly
Outdoor life
★★★★☆
Affordability
I could never afford a river-view house in Brisbane, but here it was possible.
Value
Insurance costs
★★★★☆
Peace and Quiet
It's quiet and the fishing is world-class, but I do wish the hospital was closer.
Tranquility
Medical access
★★★★★
Work-Life Balance
Five minute drive to the smelter gates means more time with the family.
Commute
Job security
★★★★☆
Investment
Never had a vacancy longer than a week, though maintenance is high due to the salt air.
Rental yield
Maintenance
★★★☆☆
Entertainment
Great for fitness and nature, but you have to drive to Gladstone for a decent night out.
Nature
Nightlife
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize homes on the higher elevations of the island to minimize flood risk.
- Check the age and condition of the roof; cyclone-rated fixings are essential.
- Look for properties with side access for boat or caravan storage, as this is a high-demand feature.
- Verify the proximity to the smelter and check for noise/dust impacts during different wind conditions.
- Consider the potential for renovation on 1980s brick stock to add immediate value.
❓ Questions to Ask the Agent
- Has this specific property ever had water over the floorboards in previous flood events?
- What are the current insurance premiums for this address?
- Is the property located within the smelter's primary noise or emission buffer zone?
- Are there any planned infrastructure works for the Boyne Island bridge?
- What is the typical tenant profile for this street?
- Are there any easements or council pipes running through the backyard?
- How old is the hot water system and air conditioning units?
- What is the current internet connectivity like (NBN type)?
🏷️ Seller Strategy
- Highlight energy-efficient features like solar, which appeal to the local cost-conscious workforce.
- Ensure outdoor entertaining areas are pristine; this is the primary selling point of the island.
- Provide a clear, recent building and pest report to speed up industrial-worker buyers who often work long shifts.
- Emphasize proximity to the 'Turtle Way' walking tracks in marketing materials.
- Address any flood overlay concerns upfront with historical data or mitigation proof.
📣 Positioning Tips
Position the property as a 'lifestyle sanctuary' that offers a clean break from the industrial workplace. Focus on the riverfront proximity and the safety of the neighborhood for families.
💼 Investment Case
High-yield play with stable blue-collar tenants.
⚠️ Investment Risks
Single-industry economic exposure and high insurance premiums.
📈 Action Plan
- Target 3-4 bedroom detached houses with low-maintenance yards.
- Ensure the property is outside the primary flood zone to maintain resale value.
- Budget for higher-than-average insurance and salt-spray maintenance.
- Focus on long-term leases with smelter or port employees.
🔑 Renter Tips
- Apply early; the market moves fast when new contracts start at the smelter.
- Check for air conditioning in all bedrooms; the humidity is significant.
- Ask about lawn maintenance inclusions, as many yards are large.
🏘️ What Renters Love Here
Safe, quiet, and great for kids.
⚠️ Renter Watch-Outs
Limited public transport; a car is mandatory.
🏢 Landlord Strategy
- Install high-quality air conditioning to attract premium tenants.
- Maintain the exterior paint and fittings to combat salt-air corrosion.
- Consider allowing pets, as this is a major demand driver for local families.
📋 Compliance & Management
Ensure smoke alarms meet QLD 2022 standards and check for pool fence compliance if applicable.
🤝 Agent Insights
- Stock levels are currently tight, leading to competitive multi-offer situations on well-priced homes.
- Buyers are increasingly savvy about flood maps; have these ready at open homes.
- The 'Hookup' fishing event brings a surge of interest to the area annually.
🎯 Marketing Angles
Riverfront living, family safety, and 'the best of both worlds' (work/play).
👤 Target Buyer Profile
Local industrial workers upgrading, and interstate investors seeking yield.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a detailed Flood Search from Gladstone Regional Council.
✓
Verify the property's 'Cyclone Rating' for the roof and windows.
✓
Obtain a quote for home and contents insurance to check for 'uninsurable' flood risk.
✓
Check the Gladstone Ports Corporation master plan for nearby industrial expansions.
✓
Conduct a building and pest inspection with a focus on termite activity.
✓
Test all air conditioning units for functionality and rust.
✓
Review the Title Deed for any restrictive covenants or easements.
✓
Check the proximity to the local sewage treatment plant for odor issues.
✓
Verify school catchment zones for Boyne Island State School.
✓
Assess the condition of any outdoor timber decking or pergolas due to salt air.
✓
Check for any unapproved structures (sheds, carports) in the backyard.
✓
Review the local council's 'Turtle Way' development plans.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. Property values and risks are subject to change. Always perform independent due diligence and consult with qualified professionals before purchasing.
