Ebony Maher
101 Beelong Street, Macleay Island, Qld 4184
$860,000 - Waterfront
3 1 1
Open Saturday 18 July 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Macleay Island — Quandamooka Country
Originally inhabited by the Quandamooka people, the island became a hub for salt works, sugar cane farming, and fruit orchards in the late 19th century. By the mid-20th century, it transitioned from an agricultural outpost to a residential retreat for retirees and artists seeking isolation from the mainland.
Today, it is a quirky, community-focused residential island known for its creative arts scene and relaxed pace, though it faces modern challenges regarding infrastructure and environmental management.
Overall Score
6
Balanced by high affordability and lifestyle against significant logistical and environmental constraints.
Aboriginal Name
Perulpa— "Island of the Sun or place of the sun"
Name Origin
Named after Alexander Macleay, the New South Wales Colonial Secretary from 1825 to 1837.
Established
Gazetted 1927
Arts Hub
Access
The second largest of the Southern Moreton Bay Islands, accessible only by water.
Recreation
Features its own 9-hole golf course and a popular bowls club overlooking the water.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
5
Market has stabilized following the post-2020 surge, with steady but slower transaction volumes.
Amenity
4
Basic services are available locally, but residents must travel to the mainland for major retail and medical needs.
Schools
3
Only one primary school on-island; secondary students must commute via ferry to the mainland.
Transport
2
Entirely dependent on ferries and vehicle barges, which adds significant cost and time to daily life.
Risk Profile
4
High exposure to bushfire, coastal erosion, and storm surges requires careful insurance due-diligence.
Liveability
7
Exceptional for those seeking peace, nature, and a tight-knit community away from urban noise.
Demographics
5
Skewed towards retirees and older residents, though remote work is attracting some younger professionals.
Rental Demand
6
Consistent demand due to the extreme shortage of affordable rental stock in the wider Redlands area.
Growth Potential
6
Limited by infrastructure constraints but supported by its status as one of the last affordable coastal pockets.
Affordability
9
Significantly lower entry price point compared to mainland Redland Bay and Brisbane suburbs.
Crime & Safety
7
Generally safe with low violent crime, though opportunistic property crime and isolation are factors.
Walkability
3
Hilly terrain and lack of comprehensive footpath networks make a car or golf buggy necessary for most.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$515,000
Estimated March 2026
1yr Growth
4.2%
Steady moderate gains
Gross Yield
5.1%
Strong for investors
Ferry Time
18-22 mins
To Redland Bay Marina
Zoning
Low Density
Preserving island character
Risk Level
High
Bushfire & Coastal
✅ Key Advantages
- Exceptional affordability relative to the Brisbane metropolitan region.
- Strong sense of community and active local arts and social clubs.
- Unique island lifestyle with immediate access to boating and fishing.
- Quiet environment with minimal traffic noise and high natural biodiversity.
- Potential for capital growth as mainland prices continue to push buyers outward.
⚠️ Key Watch-Outs
- High cost and logistical burden of the vehicle barge for mainland trips.
- Limited local employment opportunities requiring most to commute or work remotely.
- Secondary school students face long daily commutes via ferry and bus.
- Vulnerability to extreme weather events and rising insurance premiums.
- Limited healthcare facilities with emergency services requiring helicopter or water ambulance.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Retreat
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached houses, ranging from basic cottages to modern waterfront builds.
Dominant dwelling stock.
💰 Price Range
$380k – $1.2m
Typical entry to ceiling.
💡 Why It Matters
Macleay Island represents one of the few remaining opportunities to purchase water-view property under $1 million in South East Queensland. It appeals to a specific niche of buyers willing to trade convenience for lifestyle and value.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$515,000
$420k – $950k
🏢 Unit Median
—
N/A
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $450pw - $550pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between the island and the mainland (Redland Bay) remains wide, providing a safety net for value but also reflecting the 'island discount' due to accessibility.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% below Brisbane metro median
Price comparison
📋 Income Ratio
7.1x annual income
Median price ÷ median income
💳 Gross Yield
5.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While purchase prices are low, buyers must factor in 'hidden' costs such as barge fees (approx. $100-$150 return) and higher maintenance costs due to the salt environment.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Retirees, local service workers, and families seeking lower cost of living.
💼 Investor Outlook
Attractive for yield-focused investors, though capital growth is slower than mainland. Maintenance and property management logistics are the primary hurdles.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+18.5% cumulative
3-Year Growth
+66% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing Weinam Creek precinct redevelopment at Redland Bay improving the mainland gateway.
- Increasing prevalence of remote work making island living viable for professionals.
- Spillover demand from the rapidly growing Redlands mainland corridor.
- Limited supply of new land as environmental protections tighten.
⛔ Headwinds
- Rising cost of ferry and barge transport.
- Insurance affordability in high-risk bushfire zones.
- Lack of major infrastructure investment on the island itself.
🔮 5-Year Outlook
Steady moderate growth expected. The island will likely remain a 'value play' rather than a high-growth speculative market, with demand driven by lifestyle migrants.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
20% below Brisbane average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Violent Crime: Low
Drug-related: Medium
📋 What to Check Locally
Local community social media groups are highly active and serve as an informal neighborhood watch. Secure boats and trailers as these are common targets.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern, with the island topography creating specific zones of high vulnerability.
🌊 Flood Risk
Low risk of river flooding but high risk of coastal inundation and storm surge for low-lying waterfront properties.
🔥 Bushfire Risk
Significant risk across much of the island due to dense native vegetation and limited egress routes.
🏦 Insurance Impact
Can be expensive or difficult to secure for properties in high-risk bushfire zones or those with unapproved structures.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low Density Residential
🔲 Overlays
Bushfire Hazard, Coastal Hazard, Environmental Significance
🏗️ Development Hotspots
Infill of existing vacant lots; very limited large-scale development potential.
Overlays significantly restrict building footprints and increase construction costs due to required fire-rating and stump heights.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Dependent on Translink ferry services and private vehicle barge. No public buses on-island.
🛍️ Amenity & Retail
Local Spar and IGA, pharmacy, post office, and several cafes/bistros.
🌲 Parks & Recreation
Multiple foreshore reserves, including Pat's Park at the northern end.
🏫 Schools
Macleay Island State School (P-6). High schoolers commute to Victoria Point State High.
🏥 Healthcare
Medical center and pharmacy available; serious cases require transport to Cleveland or Brisbane.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A mature demographic profile with a high proportion of retirees and solo-person households.
💵 Median Income
$48,500 pa
🏠 Ownership
72% owner-occupied, 28% renting
🎂 Age Profile
Median age 58
🎓 Education
Higher than average vocational training; lower than average tertiary degrees.
📊 Age Distribution
The aging population drives demand for specific services like healthcare and community transport, while the low median income reflects a high proportion of pensioners.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The most significant impact comes from mainland infrastructure rather than on-island projects.
📈 Positive Impacts
- Weinam Creek Redevelopment (Redland Bay) adding 500+ parking spaces and improved ferry terminals.
- Upgrades to island boat ramps and recreational jetties.
- Expansion of NBN and telecommunications reliability.
📉 Negative Impacts
- Increased congestion at the mainland ferry terminal during construction phases.
- Rising costs of barge services due to fuel and operational overheads.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Russell Island
Position
South
Price
Cheaper
Lifestyle
Larger, more rugged, less developed amenities.
Best for
Budget-conscious buyers and investors.
📍Lamb Island
Position
East
Price
Similar
Lifestyle
Much smaller, very quiet, limited shops.
Best for
Total seclusion seekers.
📍Karragarra Island
Position
South-East
Price
Higher
Lifestyle
Smallest island, no shops, very pristine and residential.
Best for
Lifestyle purists.
📍Redland Bay
Position
West (Mainland)
Price
Significantly Higher
Lifestyle
Standard suburban convenience, car-dependent but connected.
Best for
Families needing mainland schools and services.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Magnetic Island
QLD
7/10
Island lifestyle with ferry dependency and a mix of tourism/residential.
Bribie Island
QLD
8/10
Island character but with bridge access (the 'premium' version of Macleay).
Bruny Island
TAS
6/10
Ferry-only access, strong arts community, and environmental focus.
Coochiemudlo Island
QLD
7/10
Small Moreton Bay island with a very tight-knit community.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely protective of the island's quiet character and appreciate the low cost of living, though frustration with ferry costs and mainland parking is a common theme.
★★★★★
Community Spirit
I moved here for the peace and the bowls club. You know everyone by name, and the sunsets over the water are better than anything on the mainland.
Community
Lifestyle
★★★★☆
Logistics
Starlink has made working from here easy. The ferry is a nice way to start the day, but the barge costs to get my car to a mechanic are a pain.
Connectivity
Transport Cost
★★★☆☆
Education
The primary school is lovely, but I'm worried about when my eldest starts high school. The commute to the mainland is a long day for a 13-year-old.
Primary School
Secondary Commute
★★★★★
Creativity
There's an inspiration here you don't find in the suburbs. The Arts Complex is the heart of the island.
Culture
★★★☆☆
Maintenance
Yields are great, but finding trades who will barge over for small repairs is difficult and expensive.
Yield
Maintenance
★★★★☆
Recreation
Perfect for a holiday home. We leave a cheap car on the island and just walk onto the ferry from Redland Bay.
Convenience
Boating
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with a recent termite management system and clear history.
- Check the Redland City Council 'City Plan' for specific overlays on the lot.
- Factor in the 'Island Tax'—the cost of transport and higher price of local goods.
- Look for homes with existing water tanks and modern septic systems to save on future costs.
- Visit at both high and low tide to understand the true nature of waterfront or low-lying land.
- Negotiate hard on properties with unapproved 'under-house' enclosures, which are common here.
❓ Questions to Ask the Agent
- Is the septic system a standard tank or a modern treatment plant, and when was it last serviced?
- What is the current Bushfire Attack Level (BAL) rating for this specific property?
- Are there any known issues with coastal erosion or storm surge for this lot?
- Can you provide a list of all structures on the property that have final council approval?
- What are the typical insurance premiums the current owner is paying?
- Is the property connected to the mains water, or does it rely solely on tanks?
- How does the current owner manage their vehicle—do they keep one on the mainland or barge it?
🏷️ Seller Strategy
- Ensure all structures, including decks and sheds, have council approval before listing.
- Highlight energy-efficient features like solar, which are highly valued by islanders.
- Provide a clear 'logistics guide' for mainland buyers who may be intimidated by the ferry.
- Address any vegetation management issues to improve the bushfire safety appeal.
- Professional photography is essential to capture the water views and lifestyle aspect.
📣 Positioning Tips
Position the property as a 'lifestyle escape' or 'affordable sanctuary'. Focus on the community benefits and the unique ability to own a piece of an island for the price of a mainland unit.
💼 Investment Case
High-yield play for long-term hold, targeting the growing demographic of remote workers and retirees.
⚠️ Investment Risks
High maintenance costs, difficulty in property management, and potential for insurance hikes.
📈 Action Plan
- Target 3-bedroom houses within walking distance of the ferry terminal.
- Engage a property manager who is based specifically on the island.
- Budget for a 20% premium on all repair and maintenance quotes.
- Ensure the property has a high BAL (Bushfire Attack Level) rating for insurance stability.
🔑 Renter Tips
- Secure a 'ferry pass' or Translink card immediately for travel discounts.
- Be prepared for limited grocery options; many residents do a 'big shop' on the mainland.
- Check mobile reception at the specific house, as it can vary wildly by location.
🏘️ What Renters Love Here
Quiet, safe environment and much lower rent than mainland Redlands.
⚠️ Renter Watch-Outs
Lack of public transport on the island means you must have your own vehicle or bike.
🏢 Landlord Strategy
- Install durable, salt-resistant materials during any renovations.
- Include garden maintenance in the rent to ensure bushfire compliance is met.
- Screen tenants for their understanding of island logistics to ensure long-term stability.
📋 Compliance & Management
Must ensure septic systems are serviced regularly as per council health regulations.
🤝 Agent Insights
- Buyers are often from interstate or Brisbane CBD looking for a total change of pace.
- The 'ferry factor' is the biggest hurdle; once a buyer is on the island, the sale is 50% done.
- Waterfront properties on the western side (facing the mainland) are the most sought after.
🎯 Marketing Angles
Affordability, Nature, Community, and the 'Work from Paradise' angle.
👤 Target Buyer Profile
Retirees, artists, remote-working couples, and budget-constrained first home buyers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check Redland City Council interactive mapping for flood and bushfire overlays.
✓
Order a comprehensive pest inspection specifically looking for subterranean termites.
✓
Verify the title for any unusual easements or covenants related to vegetation.
✓
Review the Weinam Creek Redevelopment plans to understand future mainland parking.
✓
Calculate the annual cost of ferry/barge travel based on your expected mainland trips.
✓
Confirm NBN connection type (Fixed Wireless and Satellite are common).
✓
Inspect the condition of stumps and under-house structures for salt-air corrosion.
✓
Check the Redland City Council 'Island Transport' subsidies for residents.
✓
Verify the proximity and capacity of the local primary school if applicable.
✓
Assess the age and condition of the hot water system and water pumps.
✓
Review the SMBI (Southern Moreton Bay Islands) Disaster Management Plan.
✓
Confirm the zoning allows for any planned renovations or extensions.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 redland.qld.gov.au
🔗 resources.qld.gov.au
🔗 abs.gov.au
🔗 translink.com.au
🔗 planning.statedevelopment.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-05. It is intended for informational purposes only and does not constitute financial or legal advice. Property markets are subject to change, and buyers should conduct their own independent investigations before entering into any contract.
