Roslyn Rudd
15/448 OXLEY AVENUE, Redcliffe, Qld 4020
Priced to Sell $975 K
3 2 1
Open Saturday 24 October 2:45 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Redcliffe — Gubbi Gubbi (Kabi Kabi) Country
Redcliffe holds the distinction of being the site of the first European settlement in Queensland in 1824, though the colony moved to Brisbane shortly after due to lack of water. It evolved into a premier seaside resort for Brisbane residents in the late 19th century, accessible by steamship.
The suburb today functions as the commercial and cultural heart of the Redcliffe Peninsula, balancing high-density waterfront developments with quiet, leafy residential streets.
Overall Score
7
A solid lifestyle suburb with strong amenities but tempered by environmental risks and transport limitations.
Aboriginal Name
Kau-in-Kau-in— "Blood-blood, referring to the red appearance of the cliffs"
Name Origin
Named 'Red Cliff Point' by explorer John Oxley in 1823 due to the oxidation of the volcanic soil in the cliffs.
Established
First settlement 1824; Gazetted 1888
Music History
Home of the Bee Gees (Bee Gees Way is a dedicated walkway)
Public Amenity
Settlement Cove Lagoon is a world-class free public swimming facility
Health Hub
Redcliffe Hospital is a major tertiary referral hospital for the region
Historic Jetty
The current jetty is the third iteration, originally built in 1885
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6
Steady growth continuing from the 2024-2025 cycle, though high interest rates have moderated the pace.
Amenity
9
Exceptional access to beaches, lagoons, dining, and healthcare within walking distance.
Schools
7
Good local options including Redcliffe State High and Southern Cross Catholic College.
Transport
5
Lacks a direct train station; residents rely on buses to Kippa-Ring or a 40-minute drive to Brisbane CBD.
Risk Profile
5
Significant exposure to coastal hazards and overland flow in specific pockets.
Liveability
8
High quality of life for families and retirees who value outdoor activities and sea breezes.
Demographics
6
A diverse mix of long-term retirees and an increasing influx of young professional families.
Rental Demand
8
Very high demand for both modern apartments and family-sized houses near the water.
Growth Potential
7
Long-term upside driven by the 'sea change' trend and ongoing Moreton Bay infrastructure investment.
Affordability
6
Becoming less affordable as it transitions from a holiday spot to a primary residence hub.
Crime & Safety
6
Generally safe, though some central areas experience typical night-time activity issues.
Walkability
8
The foreshore and CBD areas are highly walkable, though western pockets require a car.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$845,000
Steady 5.4% annual growth
Median Unit
$585,000
High demand for ocean views
Rental Yield
4.2%
Strong for the region
Days on Market
24 days
Competitive buying environment
Family Ratio
62%
Predominantly family households
Coastal Risk
Moderate-High
Check flood maps carefully
✅ Key Advantages
- Unbeatable waterfront lifestyle with extensive walking and cycling paths.
- Strong local employment hub anchored by the Redcliffe Hospital.
- Vibrant weekend markets and a well-established dining precinct.
- Diverse housing stock ranging from entry-level units to luxury penthouses.
- Proximity to the Kippa-Ring rail link (approx. 5-minute drive).
⚠️ Key Watch-Outs
- Significant portions of the suburb are in flood-prone or overland flow zones.
- Older timber homes may have history of termite damage or asbestos.
- Traffic congestion on the Houghton Highway bridge during peak hours.
- Salt spray corrosion can significantly increase property maintenance costs.
- Limited nightlife options for younger demographics compared to Brisbane CBD.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Service-Hub
How this suburb feels day-to-day.
🏠 Property Types
Mix of post-war cottages, modern townhouses, and high-rise apartments.
Dominant dwelling stock.
💰 Price Range
$500k – $2.5m+
Typical entry to ceiling.
💡 Why It Matters
Redcliffe is the primary service centre for the Peninsula. It offers a unique 'village' feel while providing the infrastructure of a major suburb, making it a resilient choice for long-term capital growth.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$845,000
$750k – $1.8m
🏢 Unit Median
$585,000
$450k – $1.3m
📈 Price Trend
+5.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw, Units $510pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and units is narrowing as high-end luxury apartments attract downsizers from Brisbane.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Brisbane metro median
Price comparison
📋 Income Ratio
8.4x annual income
Median price ÷ median income
💳 Gross Yield
4.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than inner-Brisbane, Redcliffe has seen significant price appreciation, pushing it out of reach for many first-home buyers without a deposit boost.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Healthcare workers from Redcliffe Hospital, young families, and retirees.
💼 Investor Outlook
Strong rental yields and low vacancy rates make it an attractive defensive play. Focus on properties within walking distance of the hospital or foreshore for maximum tenant retention.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.4%
1-Year Growth
+22% cumulative
3-Year Growth
+44% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing expansion of Redcliffe Hospital services.
- Moreton Bay City Council's 'City of Centres' strategy.
- Increased work-from-home flexibility allowing for coastal living.
- Scarcity of waterfront land on the north side of Brisbane.
⛔ Headwinds
- Rising insurance premiums due to coastal hazard mapping.
- Potential for oversupply in the high-density unit market.
- Infrastructure lag in public transport connectivity.
🔮 5-Year Outlook
Expect moderate, steady growth outperforming the broader Brisbane average as the area gentrifies further and the hospital expansion completes.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
Comparable to Brisbane outer-ring averages
Relative comparison
Risk Categories
Property Crime: Medium
Public Nuisance: Medium
Violent Crime: Low
📋 What to Check Locally
Check the Queensland Police Online Crime Map for specific street-level data, particularly near the central business district and public housing pockets.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental factors are the primary concern for long-term asset protection in Redcliffe.
🌊 Flood Risk
High risk of overland flow and tidal inundation in low-lying areas near the canals and foreshore.
🔥 Bushfire Risk
Very low risk for the majority of the suburb.
🏦 Insurance Impact
Expect higher-than-average premiums for properties identified in the Moreton Bay Regional Council flood maps.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential and High Density Residential (along foreshore)
🔲 Overlays
Coastal Hazard, Flood Hazard, Heritage (limited pockets)
🏗️ Development Hotspots
Foreshore high-rise corridor and the hospital precinct.
Zoning allows for significant density along the water, which may impact views and privacy for existing low-rise dwellings.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Dependent on bus networks and private vehicles; Kippa-Ring station is the nearest rail link.
🛍️ Amenity & Retail
Excellent; features a major shopping precinct, library, art gallery, and numerous cafes.
🌲 Parks & Recreation
Abundant waterfront parklands, including Suttons Beach and the Botanic Gardens.
🏫 Schools
Well-served by both state and private primary and secondary institutions.
🏥 Healthcare
Superior; home to one of the region's largest public hospitals and numerous private clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A maturing population with a growing segment of young families attracted by the lifestyle and hospital employment.
💵 Median Income
$68,500 pa
🏠 Ownership
58% owner-occupied, 39% renting
🎂 Age Profile
Median age 44
🎓 Education
High percentage of vocational and health-related qualifications.
📊 Age Distribution
The high percentage of residents over 45 suggests a stable, community-focused demographic with significant equity.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Dominated by the multi-stage Redcliffe Hospital expansion and private residential towers.
📈 Positive Impacts
- Increased local employment opportunities.
- Improved healthcare facilities for the Peninsula.
- Revitalisation of the foreshore through modern architecture.
📉 Negative Impacts
- Construction noise and traffic disruption near the hospital.
- Loss of 'old world' character as cottages are replaced by units.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Scarborough
Position
North
Price
More expensive
Lifestyle
Quieter, more upscale, focused on the marina.
Best for
Retirees and boating enthusiasts.
📍Margate
Position
South
Price
Slightly cheaper
Lifestyle
More residential, fewer amenities, undergoing renovation boom.
Best for
Young families and renovators.
📍Kippa-Ring
Position
West
Price
Cheaper
Lifestyle
Inland, commercial focus, near the train station.
Best for
Commuters and budget-conscious buyers.
📍Woody Point
Position
South-West
Price
Comparable
Lifestyle
Village feel with spectacular sunset views over the bay.
Best for
Downsizers and lifestyle seekers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Sandgate
QLD
8/10
Historic seaside character with a strong community feel and rail access.
Wynnum
QLD
7/10
Bayside suburb with a mix of older homes and new apartment developments.
Cronulla
NSW
8/10
Seaside hub with high-density living and a strong local service economy.
Glenelg
SA
7/10
Historic coastal resort town turned primary residential and tourism hub.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the holiday-at-home lifestyle and the convenience of having everything on the Peninsula, though some lament the increasing traffic and loss of small-town feel.
★★★★★
Lifestyle
I walk the foreshore every morning; there's nowhere else in Brisbane where you get this much fresh air and community spirit.
Community
Nature
★★★★☆
Value
We couldn't afford a house in Brisbane, but here we got a decent block and we're five minutes from the beach.
Affordability
Location
★★★★☆
Convenience
Living and working here is great, though the parking around the hospital is becoming a nightmare for everyone.
Work-Life Balance
Parking
★★★☆☆
Transport
The drive to the city is getting longer every year. I wish the train came all the way into Redcliffe.
Commute
Infrastructure
★★★★★
Apartment Living
The new apartments on Marine Parade are stunning. I have views of Moreton Island and I can walk to my favorite cafe.
Views
Amenities
★★★★☆
Rental Market
Vacancy is non-existent. My tenants are mostly medical staff who stay for years.
Yield
Stability
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritise properties on higher ground to mitigate long-term flood and insurance risks.
- Look for 'renovator delights' in the backstreets that are within walking distance of the water.
- Verify the structural integrity of any timber-framed homes, checking specifically for termite history.
- Consider the impact of future high-rise developments on your privacy and views.
- Check the Moreton Bay Regional Council's interactive flood maps before making an offer.
❓ Questions to Ask the Agent
- Is this property located within an overland flow or coastal hazard zone?
- What is the current insurance premium for this property?
- Are there any planned high-rise developments in the immediate vicinity that will affect views?
- Has the property been treated for termites recently, and is there a warranty?
- What is the percentage of owner-occupiers in this building/street?
- How has the salt air affected the external maintenance of the building?
- Is the property within the catchment for Redcliffe State High School?
- What are the body corporate fees and the current balance of the sinking fund?
🏷️ Seller Strategy
- Highlight lifestyle features like proximity to Bee Gees Way and the Sunday Markets.
- Ensure any salt-spray damage to exterior paint or fixtures is addressed before listing.
- Provide a clear building and pest report to build buyer confidence in older stock.
- Market the property's proximity to the hospital to attract medical professional buyers.
- Use professional twilight photography to capture the coastal atmosphere.
📣 Positioning Tips
Position the property as a 'lifestyle investment' that offers both immediate amenity and long-term land value in a historic coastal hub.
💼 Investment Case
High-yield potential with low vacancy rates driven by the regional hospital.
⚠️ Investment Risks
High insurance costs and potential for apartment oversupply in specific blocks.
📈 Action Plan
- Target 2-3 bedroom units within 1km of Redcliffe Hospital.
- Ensure the building has a healthy sinking fund if buying an apartment.
- Avoid areas identified as high-risk for overland flow.
- Consider properties with dual-occupancy potential (STCA) for higher yields.
🔑 Renter Tips
- Apply quickly; properties near the water lease within days.
- Highlight stable employment if working at the hospital.
- Check for air conditioning, as coastal humidity can be high.
🏘️ What Renters Love Here
Access to beach lifestyle and great public facilities like Settlement Cove.
⚠️ Renter Watch-Outs
Limited parking in the central business district and near the hospital.
🏢 Landlord Strategy
- Maintain exterior surfaces to prevent salt-air corrosion.
- Include garden maintenance in the rent for larger blocks to ensure presentation.
- Consider allowing pets to tap into the large family/retiree market.
📋 Compliance & Management
Ensure all smoke alarm and electrical safety checks are current as per QLD legislation.
🤝 Agent Insights
- The market is split between local downsizers and Brisbane-based families seeking value.
- Waterfront properties are tightly held and often sell off-market.
- Buyers are increasingly wary of flood zones; be transparent with mapping.
🎯 Marketing Angles
The 'First Settlement' charm meets modern coastal convenience.
👤 Target Buyer Profile
Medical professionals, active retirees, and lifestyle-seeking families.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review Moreton Bay Regional Council Flood Maps.
✓
Conduct a comprehensive Building and Pest Inspection (focus on termites and salt damage).
✓
Check the QLD Heritage Register for any property restrictions.
✓
Verify school catchment zones via the QLD Department of Education.
✓
Assess the distance to the nearest bus stop and Kippa-Ring station.
✓
Review the Body Corporate disclosure statement (if applicable).
✓
Inspect the property for asbestos (common in pre-1990s homes).
✓
Check for any outstanding council rates or water charges.
✓
Investigate future road or infrastructure projects in the Moreton Bay region.
✓
Confirm the zoning and potential for future subdivision or development.
✓
Evaluate the mobile and NBN coverage for the specific address.
✓
Check the QPS Crime Map for recent activity in the street.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 moretonbay.qld.gov.au
🔗 abs.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 qfes.qld.gov.au
🔗 police.qld.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. All data is based on available information as of March 2026 and is subject to change. Buyers should conduct their own independent due diligence.
