Cameron Greaves
23 James Henderson Way, Gooburrum, Qld 4670
Offers Over $1,575,000
4 2 6
Open Saturday 27 June 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Gooburrum — Taribelang Bunda Country
Originally developed for timber harvesting and later sugar cane cultivation, Gooburrum evolved into a key agricultural support area for Bundaberg. The Gooburrum State School, established in 1884, remains one of the oldest continuous institutions in the district.
The suburb has transitioned into a prestigious 'lifestyle' zone characterized by large modern homes on small acreage, catering to professionals and families seeking space without sacrificing urban proximity.
Overall Score
7.2
A high-quality lifestyle choice for families, balanced by environmental risks and car dependency.
Name Origin
Derived from the Parish of Gooburrum, a name established during early European land selection in the Burnett region.
Established
Gazetted 1927
Education Heritage
Gooburrum State School has served the community since 1884.
Land Use
Transitioned from intensive sugar cane to premium rural residential.
Lot Sizes
Predominantly 2,000sqm to 2-hectare allotments.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand for acreage properties persists as buyers seek 'tree-change' options near the coast.
Amenity
4.0
Very limited local shops; residents rely entirely on North Bundaberg and CBD facilities.
Schools
7.5
The local primary school is highly regarded for its small-community feel and academic focus.
Transport
3.0
Almost entirely car-dependent with negligible public transport or pedestrian infrastructure.
Risk Profile
5.5
Flood and overland flow risks are the primary concern for property valuations and insurance.
Liveability
8.5
Exceptional for those valuing privacy, large sheds, and outdoor family activities.
Demographics
7.0
Stable population of established families and high-income professionals.
Rental Demand
5.0
Limited rental stock available; demand is niche but consistent for high-end rural homes.
Growth Potential
7.0
Strong due to the scarcity of large residential lots so close to Bundaberg city services.
Affordability
6.0
Higher entry point than standard Bundaberg residential, reflecting the land value and home sizes.
Crime & Safety
9.0
One of the safest suburbs in the region with very low reported property crime.
Walkability
1.0
Rural nature means there are no footpaths or shops within reasonable walking distance.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$785,000
Reflecting premium acreage
Typical Lot
4,000sqm+
Spacious lifestyle blocks
Family Ratio
78%
High family concentration
Safety
High
Very low crime rates
Flood Risk
Variable
Check specific lot levels
CBD Drive
10 Mins
Close to Bundaberg Central
✅ Key Advantages
- Large lifestyle allotments allowing for substantial sheds, pools, and gardens.
- Highly regarded local primary school with a strong community reputation.
- Quiet, low-traffic environment with minimal noise pollution.
- Proximity to both Bundaberg CBD and the beaches of Moore Park.
- High proportion of owner-occupiers ensuring well-maintained streetscapes.
⚠️ Key Watch-Outs
- Significant flood and overland flow hazards on specific low-lying parcels.
- Complete reliance on private vehicles for all daily needs and errands.
- Maintenance requirements for large acreage lots can be time-consuming and costly.
- Limited availability of town sewerage; many properties rely on septic systems.
- Potential for rising insurance premiums in identified flood-prone zones.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Rural Residential
How this suburb feels day-to-day.
🏠 Property Types
Large detached houses on acreage, often with significant outbuildings.
Dominant dwelling stock.
💰 Price Range
$700k – $1.3m
Typical entry to ceiling.
💡 Why It Matters
Gooburrum represents the 'aspirational' move for Bundaberg locals, offering a country lifestyle without the commute. It serves as a buffer between urban Bundaberg and the coastal fringe, making it a strategic long-term land hold.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$785,000
$720k – $1.25m
🏢 Unit Median
—
N/A - No significant unit market
📈 Price Trend
+5.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $650pw - $850pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-2020 boom but remain high due to the lack of new acreage subdivisions in the immediate vicinity of Bundaberg.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
55% below Brisbane metro median
Price comparison
📋 Income Ratio
6.8x average household income
Median price ÷ median income
💳 Gross Yield
4.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While expensive for the Bundaberg region, it offers exceptional value compared to interstate or metropolitan acreage markets. It is affordable for dual-income professional families.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.9%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
Moderate
👤 Tenant Profile
Professional families awaiting house builds or corporate relocations.
💼 Investor Outlook
Low-yield but high-capital stability. Investors should focus on properties with large sheds as these command significant rent premiums in this market.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.2%
1-Year Growth
+22.5%
3-Year Growth
+54.0%
5-Year Growth
📍 Growth Drivers
- Limited future supply of rural residential land near the city.
- Ongoing 'lifestyle' migration from southern states to regional QLD.
- Expansion of Bundaberg's health and agricultural sectors.
- Upgrades to regional road infrastructure improving connectivity.
⛔ Headwinds
- High interest rates impacting the 'discretionary' lifestyle market.
- Increasing costs of property maintenance and insurance.
- Environmental constraints limiting further subdivision potential.
🔮 5-Year Outlook
Expect steady growth slightly above the regional average, driven by the scarcity of 4,000sqm+ lots within a 10-minute radius of a major regional hospital and CBD.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
70% below Brisbane crime averages
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Low
📋 What to Check Locally
Standard home security is sufficient; the primary safety concern is wildlife on roads during dawn and dusk.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental, specifically related to the suburb's topography and drainage during extreme weather events.
🌊 Flood Risk
Moderate to High in specific pockets. Overland flow from heavy rain can affect properties even if they are not near the river.
🔥 Bushfire Risk
Moderate risk due to surrounding bushland and large unmaintained grassed areas on some lots.
🏦 Insurance Impact
Buyers must obtain specific quotes; properties in identified flood zones may face significant premiums or exclusions.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Rural Residential
🔲 Overlays
Flood Hazard, Bushfire Hazard, Agricultural Land Buffer
🏗️ Development Hotspots
Limited new development; most activity is in established lot resales.
Zoning prevents high-density development, protecting the 'rural feel' but also limiting future capital gains from subdivision.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Poor; car is essential. No rail and limited bus service.
🛍️ Amenity & Retail
Low within the suburb; high within a 10-minute drive to North Bundaberg.
🌲 Parks & Recreation
Excellent private space; limited public parkland within the suburb itself.
🏫 Schools
Excellent local primary school; secondary students commute to Bundaberg.
🏥 Healthcare
Good access to Bundaberg Base Hospital and private hospitals (12-15 mins).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A wealthy, stable demographic of mature families and retirees who value privacy and space.
💵 Median Income
$88,000 pa
🏠 Ownership
85% owner-occupied
🎂 Age Profile
Median age 44
🎓 Education
High percentage of trade and professional qualifications.
📊 Age Distribution
The high owner-occupancy rate suggests a community that is invested in long-term property maintenance and neighborhood quietude.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Most major developments are infrastructure-based in the wider Bundaberg region rather than within Gooburrum itself.
📈 Positive Impacts
- Bundaberg New Hospital project (nearby) driving professional demand.
- Upgrades to the Bundaberg-Gin Gin Road.
- Expansion of the Port of Bundaberg precinct.
📉 Negative Impacts
- Increased traffic on main thoroughfares like Gooburrum Road.
- Potential for noise during regional infrastructure upgrades.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍North Bundaberg
Position
South
Price
Cheaper
Lifestyle
Urban residential vs Gooburrum's acreage.
Best for
First home buyers and budget-conscious families.
📍Moore Park Beach
Position
North-East
Price
Similar
Lifestyle
Coastal/Beachfront vs Gooburrum's rural feel.
Best for
Retirees and lifestyle seekers wanting the ocean.
📍Oakwood
Position
West
Price
Similar
Lifestyle
Very similar rural residential character.
Best for
Acreage buyers seeking alternative locations.
📍Kalkie
Position
South-East
Price
Cheaper
Lifestyle
Smaller suburban blocks, closer to the coast.
Best for
Families wanting modern homes on standard lots.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Branyan
QLD
7.5/10
Both offer premium river-fringe or rural residential acreage close to Bundaberg CBD.
Siddington
QLD
6.8/10
Similar semi-rural profile on the outskirts of a major regional center.
Greenbank
QLD
7.0/10
Acreage living with a heavy focus on family demographics and car dependency.
Glenella
QLD
7.4/10
High-end regional suburb with strong school links and lifestyle appeal.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely protective of the suburb's quiet, rural character and value the 'best of both worlds' location.
★★★★★
Space and Privacy
We moved here for the space to build a proper shed and for the kids to have a motorbike. It's the quietest place I've ever lived.
Quiet
Privacy
★★★★★
Local Schooling
Gooburrum State School is a gem. Small classes and a really involved community make it worth the move alone.
Education
Community
★★★★☆
Flood Awareness
Love the house, but the insurance was a shock. Make sure you check the council flood maps before you sign anything.
Insurance Cost
Environment
★★★★☆
Convenience
It's only 10 minutes to the shops in North Bundy, but you do have to drive for everything. No popping out for milk on foot.
Location
Walkability
★★★★☆
Investment Stability
Hard to find tenants because most people here want to own, but when you do find them, they stay for years.
Tenant Quality
Market Depth
★★★★☆
Work-Life Balance
Working in the CBD and living here is perfect. The drive home across the bridge feels like leaving the world behind.
Commute
Lifestyle
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on higher ground to mitigate overland flow risks.
- Check the age and condition of the septic system as replacement is costly.
- Verify if the property has town water or relies solely on tank water.
- Look for properties with existing high-quality sheds, as building costs have risen.
- Visit the suburb at night to appreciate the lack of light and noise pollution.
- Confirm school catchment boundaries if the local primary school is a priority.
❓ Questions to Ask the Agent
- Is this property connected to town water or is it tank only?
- Has this specific lot ever experienced overland flow or inundation in 2013 or 2022?
- Are all the sheds and extensions on the property council-approved?
- What is the current septic system type and when was it last serviced?
- Are there any easements on the title that restrict where I can build a shed or pool?
- What are the typical insurance premiums the current owners are paying?
- How does the internet connectivity (NBN) perform in this specific street?
🏷️ Seller Strategy
- Highlight outdoor entertaining areas and 'lifestyle' features like fire pits.
- Ensure all outbuildings (sheds, carports) are council-approved before listing.
- Professional drone photography is essential to show the scale of the land.
- Provide a recent building and pest report to streamline the negotiation.
- Emphasize the proximity to the new Bundaberg Hospital for professional buyers.
📣 Positioning Tips
Position the property as a 'private sanctuary' that offers a rural escape without the isolation. Focus on the quality of the land and the community feel of the local school.
💼 Investment Case
Niche play for long-term capital growth rather than high yield.
⚠️ Investment Risks
High entry price, potential for high insurance, and limited tenant pool.
📈 Action Plan
- Target properties with 4 bedrooms and 2 bathrooms.
- Ensure there is side access and a large shed.
- Avoid properties with significant flood overlays.
- Market to professional families relocating for health or agriculture roles.
🔑 Renter Tips
- Be prepared to maintain large lawns; ask if a ride-on mower is included.
- Check mobile reception as some pockets have weaker signals.
- Budget for higher fuel costs due to the car-dependent location.
🏘️ What Renters Love Here
Unmatched peace, quiet, and space for children or pets.
⚠️ Renter Watch-Outs
Lack of public transport and distance from late-night amenities.
🏢 Landlord Strategy
- Include regular garden maintenance in the rent to protect your asset.
- Ensure the property is fully fenced to appeal to families with pets.
- Install high-quality water filtration if the property uses tank water.
📋 Compliance & Management
Ensure smoke alarms are compliant with 2022 QLD legislation and septic systems are serviced.
🤝 Agent Insights
- Stock levels are historically low, leading to competitive 'off-market' interest.
- Buyers are increasingly wary of flood maps; have data ready at inspections.
- The 'work from home' trend continues to support demand for this suburb.
🎯 Marketing Angles
The '10-Minute Rural Retreat'—emphasizing the speed of access to the CBD.
👤 Target Buyer Profile
Local professional families upgrading from North Bundaberg or Kalkie.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check Bundaberg Regional Council Flood Maps (PD Online).
✓
Verify property zoning and any vegetation protection orders.
✓
Inspect the condition of boundary fencing (expensive on acreage).
✓
Test water pressure if the property is on a tank/pump system.
✓
Review the Title Search for any restrictive covenants.
✓
Conduct a soil test if planning further construction or large sheds.
✓
Check for any planned road upgrades in the immediate vicinity.
✓
Verify school catchment for Gooburrum State School.
✓
Assess the property for potential bushfire fuel loads.
✓
Confirm the presence and compliance of a safety switch and smoke alarms.
✓
Check for any agricultural chemical spray buffers from nearby farms.
✓
Obtain an insurance quote prior to the end of the cooling-off period.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 bundaberg.qld.gov.au
🔗 abs.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 qfes.qld.gov.au
🔗 resources.qld.gov.au
⚠️ Important Disclaimer
This report is based on projected data for March 2026 and is provided for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
