Madi Roche
67 Masthead Drive, Raby Bay, Qld 4163
Auction
6 4 3
Open Sunday 16 August 1:00 pm Auction Sunday 16 August 1:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Raby Bay — Quandamooka Country
The area was originally a mangrove swamp and mudflat before a massive land reclamation project in the early 1980s. This engineering feat created the canal system and sandy beaches that define the modern suburb. It was designed specifically to provide deep-water access for large vessels, a rarity in Moreton Bay.
An affluent residential enclave dominated by high-end waterfront mansions, private jetties, and a vibrant marina precinct with dining and retail.
Overall Score
8
A top-tier lifestyle suburb with high entry costs but exceptional residential utility.
Aboriginal Name
Naree Budjong Djara— "My Mother Earth; the area is part of the traditional lands of the Noonuccal, Ngugi and Goenpul peoples."
Name Origin
Named after Raby Castle in County Durham, England, the ancestral home of the Duke of Cleveland.
Established
Gazetted 1983
Maritime Hub
Engineering
Built on over 1 million cubic metres of dredged sand to create the canal fingers.
Public Space
Home to Raby Bay Foreshore Park, featuring three distinct swimming beaches.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand for waterfront stock remains high despite broader economic cooling.
Amenity
9
Exceptional access to the Raby Bay Harbour dining precinct and Moreton Bay islands.
Schools
8
Proximity to high-performing state and private schools like Ormiston College.
Transport
7
Cleveland train station is within walking distance for many residents, providing direct CBD access.
Risk Profile
4
Significant exposure to storm surge and canal maintenance liabilities lowers this score.
Liveability
9
High-quality public spaces, low traffic, and unique water-based lifestyle.
Demographics
9
High-income earners and retirees provide a stable, low-transience population.
Rental Demand
6
Limited rental stock keeps demand high, though the price point narrows the tenant pool.
Growth Potential
7
Land scarcity in canal estates ensures long-term value retention.
Affordability
2
One of the most expensive suburbs in the Redlands, inaccessible to most first-home buyers.
Crime & Safety
9
Very low crime rates compared to the Brisbane metropolitan average.
Walkability
7
Good walkability near the harbour and station, though outer canal fingers require a car.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$2,850,000
Reflecting premium canal frontage
5yr Growth
58%
Cumulative capital gain
Waterfront
85%
Proportion of houses on canals
CBD Commute
55 mins
Via Cleveland Train Line
Family Ratio
72%
High owner-occupancy
Safety
High
Well-lit, low-crime precinct
✅ Key Advantages
- Direct deep-water ocean access for large yachts and boats.
- High-quality architectural standards and well-maintained streetscapes.
- Walking distance to the Cleveland CBD and Raby Bay Harbour dining.
- Strong community feel with long-term residents and low turnover.
- Excellent proximity to top-tier education including Ormiston College.
- Unique 'beach lifestyle' within a metropolitan suburb.
⚠️ Key Watch-Outs
- High ongoing maintenance costs for private jetties and revetment walls.
- Significant insurance premiums due to flood and storm surge overlays.
- Limited land for new developments, restricting modern stock supply.
- Exposure to salt air causing accelerated corrosion on building materials.
- Traffic congestion at the Shore Street West bottleneck during peak hours.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Luxury Waterfront
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large detached houses, with luxury apartments near the harbour.
Dominant dwelling stock.
💰 Price Range
$1.2m (apartments) – $8.5m+ (waterfront estates)
Typical entry to ceiling.
💡 Why It Matters
Raby Bay is the 'jewel' of the Redlands. It offers a lifestyle that is difficult to replicate elsewhere in Brisbane, combining a train link to the city with the ability to park a 50ft boat at your back door.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$2,850,000
$2.1m – $8.5m
🏢 Unit Median
$980,000
$750k – $1.8m
📈 Price Trend
+6.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $1,200pw, Units $750pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market is bifurcated between dry-block properties and canal-frontage homes, with the latter commanding a 40-60% premium.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
110% above Brisbane metro median
Price comparison
📋 Income Ratio
12.4x average household income
Median price ÷ median income
💳 Gross Yield
2.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Raby Bay is a lifestyle destination where buyers are typically unconstrained by standard affordability metrics, often purchasing with significant equity from previous sales.
🔥 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
Moderate
👤 Tenant Profile
Corporate executives, medical professionals, and families in transition.
💼 Investor Outlook
Yields are low, making this a capital growth play rather than a cash-flow strategy. High holding costs must be factored into any investment model.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.4%
1-Year Growth
+22%
3-Year Growth
+58%
5-Year Growth
📍 Growth Drivers
- Finite supply of canal-front land in the Brisbane region.
- Ongoing upgrades to the Cleveland CBD and Harbour precinct.
- Increasing demand for 'lifestyle' properties post-pandemic.
- Wealth migration from southern states seeking coastal luxury.
⛔ Headwinds
- Rising interest rates impacting the high-end discretionary market.
- Increasing costs of sea-wall maintenance and coastal protection.
- Climate change policy affecting long-term insurance viability.
🔮 5-Year Outlook
Expect continued outperformance relative to the Redlands average, driven by the scarcity of deep-water moorings and the suburb's established prestige.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
40% below Brisbane average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Low
📋 What to Check Locally
Check the Queensland Police Service Online Crime Map for specific street-level data, though the area is generally considered very safe.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and financial rather than social.
🌊 Flood Risk
High risk of tidal inundation and storm surge. Most properties are built to specific flood levels, but street access can be compromised.
🔥 Bushfire Risk
Negligible risk due to the canal and coastal environment.
🏦 Insurance Impact
Expect high premiums. Some insurers may have restrictive terms for properties with private jetties or those in high-velocity storm surge zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low Density Residential
🔲 Overlays
Coastal Hazard (Erosion and Inundation), Waterway, Heritage (near Cleveland Point).
🏗️ Development Hotspots
Limited to luxury apartment infill near the Raby Bay Harbour.
Strict council regulations protect the character of the canal estate, preventing over-development but also limiting renovation flexibility.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent for a coastal suburb, with a dedicated rail link to Brisbane CBD.
🛍️ Amenity & Retail
High-end dining and boutique shopping at the harbour; major retail in nearby Cleveland.
🌲 Parks & Recreation
Exceptional foreshore parks and dog-friendly beaches.
🏫 Schools
Access to some of the best schools in the Redlands region.
🏥 Healthcare
Close to Redland Hospital and a wide array of specialist medical suites.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A mature, wealthy demographic with a high proportion of professionals and business owners.
💵 Median Income
$115,000 pa (Individual)
🏠 Ownership
78% owner-occupied, 22% renting
🎂 Age Profile
Median age 49
🎓 Education
High proportion of tertiary-educated residents (35%+ with Bachelor or higher).
📊 Age Distribution
The high owner-occupancy and mature age profile contribute to the suburb's stability and high maintenance standards.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure renewal rather than new residential expansion.
📈 Positive Impacts
- Upgrades to the Raby Bay Harbour boardwalk and public lighting.
- Redland City Council's coastal protection works and dredging programs.
- Proposed improvements to the Cleveland train station precinct.
📉 Negative Impacts
- Construction noise from luxury home knock-down rebuilds.
- Temporary closures of canal sections for maintenance dredging.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Cleveland
Position
Adjacent
Price
30% cheaper
Lifestyle
More traditional suburban feel, fewer waterfront options.
Best for
Families seeking value near the water.
📍Ormiston
Position
North-West
Price
20% cheaper
Lifestyle
Leafy, heritage feel with larger land blocks but no canals.
Best for
Families prioritizing school proximity.
📍Wellington Point
Position
North
Price
25% cheaper
Lifestyle
Village atmosphere with a famous recreational point.
Best for
Younger families and outdoor enthusiasts.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Sovereign Islands
QLD
8/10
Exclusive canal estate with high-end waterfront mansions and no mast height restrictions.
Noosa Waters
QLD
9/10
Premium canal living with a focus on lifestyle, dining, and high-net-worth demographics.
Sylvania Waters
NSW
7/10
Established canal estate with direct water access and high property values.
Patterson Lakes
VIC
7/10
The primary canal living destination in Melbourne, offering similar maritime utility.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely protective of the suburb's prestige and enjoy a quiet, safe, and active lifestyle centered around the water.
★★★★★
Boating Lifestyle
There is nowhere else in Brisbane where I can have my yacht at the back door and be in the CBD by train in under an hour.
Convenience
Lifestyle
★★★★☆
Safety and Schools
The kids can walk to the park or the beach safely. It's a bubble, but a very nice one.
Safety
Community
★★★☆☆
Maintenance Costs
The capital growth is great, but be prepared for the 'canal tax'—everything costs more when you're on the water.
Growth
Expenses
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with north-facing water aspects for better light and breeze.
- Conduct a professional dive inspection of the revetment walls and jetty pilings.
- Verify the 'mooring envelope' size to ensure it fits your vessel.
- Check the age of the air conditioning units; salt air significantly shortens their lifespan.
- Inquire about the history of any canal dredging near the specific property.
❓ Questions to Ask the Agent
- When was the revetment wall last inspected or repaired?
- Is the pontoon council-approved and what is its weight capacity?
- What are the specific insurance premiums currently paid for this property?
- Has the property ever experienced tidal inundation in the yard or garage?
- Are there any pending council works for this specific canal finger?
- What is the depth of the canal at low tide at the mooring point?
- Are there any easements related to canal maintenance access?
🏷️ Seller Strategy
- Ensure the jetty and pontoon are in pristine condition; they are key selling points.
- Professional drone photography is essential to showcase the canal position.
- Highlight any recent upgrades to coastal protection or flood-proofing.
- Target the 'empty nester' demographic from the southern Brisbane suburbs.
- Address any visible corrosion on outdoor fixtures before listing.
📣 Positioning Tips
Position the property as a 'lifestyle asset' rather than just a home. Emphasize the unique maritime access and the security of the enclave.
💼 Investment Case
High-capital-value play with low yield but strong scarcity value.
⚠️ Investment Risks
High holding costs, specialized maintenance, and potential for insurance hikes.
📈 Action Plan
- Focus on 4-bedroom homes with modern kitchens to attract high-quality tenants.
- Budget for annual salt-air maintenance (painting, metal treatment).
- Ensure the property has a low-maintenance garden to appeal to busy professionals.
- Monitor Redland City Council's coastal management plans annually.
🔑 Renter Tips
- Look for properties where the landlord includes pool and garden maintenance.
- Check for adequate storage for water sports equipment.
- Verify the internet connectivity, as some canal fingers have variable signal.
🏘️ What Renters Love Here
Unrivalled lifestyle and safety.
⚠️ Renter Watch-Outs
High rents and strict expectations regarding property presentation.
🏢 Landlord Strategy
- Include a specific clause in the lease regarding the use and maintenance of the pontoon.
- Conduct quarterly inspections to check for salt-related damage.
- Provide a 'maritime guide' for tenants unfamiliar with canal living.
📋 Compliance & Management
Ensure all pool fencing and jetty safety standards meet current QLD legislation.
🤝 Agent Insights
- Waterfrontage width is the primary driver of value, more so than house size.
- Buyers are often local 'upgraders' moving from dry blocks to the water.
- The market is highly sensitive to interest rate changes at the $3m+ bracket.
🎯 Marketing Angles
Deep-water mooring, sunset views over the bay, and walking distance to the harbour.
👤 Target Buyer Profile
Successful business owners, boat enthusiasts, and wealthy retirees.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a current Title Search to check for encumbrances.
✓
Order a Redland City Council Flood Search Report.
✓
Conduct a structural engineering report on the revetment wall.
✓
Check the QPS crime map for the specific street.
✓
Verify school catchment zones via the QLD Department of Education.
✓
Inspect all external metalwork for salt-air corrosion.
✓
Review the Redland City Plan 2018 for any zoning changes.
✓
Confirm the functionality of the boat winch and pontoon power/water.
✓
Check for any history of termite activity (common in coastal areas).
✓
Assess the condition of the roof tiles or metal sheeting for salt damage.
✓
Verify the presence of a current Pool Safety Certificate.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of March 2026 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent due diligence.
