Jade Carr
1 Ann Street, The Range, Qld 4700
Offers Over $899,000 Considered
4 2 2
Open Saturday 8 August 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
The Range — Darumbal Country
Established as the elite residential district for Rockhampton's wealthy merchant class during the gold and cattle booms of the late 19th century. The area became the site for the city's most prestigious educational and religious institutions.
A prestigious, leafy suburb dominated by well-preserved colonial architecture, large allotments, and a professional demographic linked to the nearby hospital and private schools.
Overall Score
8
A top-tier regional suburb combining lifestyle prestige with essential infrastructure.
Name Origin
Descriptive name referring to its location on the Athelstane Range, providing elevation above the Fitzroy River floodplain.
Established
1860s
Educational Hub
Home to the historic Rockhampton Grammar School, established in 1881.
Medical Precinct
Contains the Rockhampton Hospital, the major tertiary referral clinic for Central Queensland.
Botanical Heritage
Adjacent to the Rockhampton Botanic Gardens, one of the oldest in regional Queensland.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by owner-occupiers and medical professionals, though less volatile than mining towns.
Amenity
9
Excellent access to major hospitals, botanic gardens, and local cafes.
Schools
10
The highest concentration of top-performing private and public schools in the region.
Transport
5
Primarily car-dependent with limited public transit, though close to the CBD.
Risk Profile
9
Highly favorable due to elevation providing natural flood immunity in a flood-prone city.
Liveability
9
Exceptional for families seeking space, character homes, and a quiet environment.
Demographics
8
High-income professional base with a significant proportion of medical and educational staff.
Rental Demand
9
Extremely high for quality houses due to the proximity of the hospital and boarding schools.
Growth Potential
7
Consistent capital growth supported by scarcity of land and heritage appeal.
Affordability
6
The most expensive suburb in Rockhampton, though still affordable compared to capital cities.
Crime & Safety
8
Generally considered one of the safest areas in the city with lower reported property crime.
Walkability
4
Hilly terrain and residential zoning make walking to shops difficult for many.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$685,000
Projected March 2026
Vacancy Rate
0.9%
Critical undersupply
Flood Risk
Very Low
Safe Athelstane Range elevation
School Zone
Elite
Grammar schools within walking distance
Key Employer
Health
Rockhampton Hospital precinct
Zoning
Low Density
Character protection focus
✅ Key Advantages
- Natural flood immunity due to significant elevation above the Fitzroy River.
- Proximity to the region's best private schools (Grammar and Girls Grammar).
- High concentration of beautiful, high-ceilinged heritage Queenslander homes.
- Strong rental yields and low vacancy driven by medical professional demand.
- Quiet, leafy streets with minimal through-traffic in many pockets.
⚠️ Key Watch-Outs
- Strict heritage overlays can complicate and increase the cost of renovations.
- Older timber homes require significant ongoing maintenance and pest management.
- Steep driveways and hilly terrain can be a challenge for some buyers.
- Limited local shopping within the suburb; most residents drive to Allenstown or the CBD.
- High insurance premiums typical of the Central Queensland cyclone region.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Heritage Prestige
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached character houses (Queenslanders) with some modern infill and units near the hospital.
Dominant dwelling stock.
💰 Price Range
$550,000 – $1,250,000+
Typical entry to ceiling.
💡 Why It Matters
The Range is the 'blue ribbon' address of Rockhampton. It offers a unique combination of historical charm and practical safety from the floods that periodically affect the lower-lying parts of the city, making it the most stable long-term investment in the region.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$685,000
$580,000 – $1,300,000
🏢 Unit Median
$395,000
$320,000 – $480,000
📈 Price Trend
+6.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw, Units $440pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have seen a sustained upward trajectory as buyers prioritize flood-safe locations and character homes, with the prestige end of the market showing the most resilience.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
55% below Brisbane median
Price comparison
📋 Income Ratio
5.8x average local household income
Median price ÷ median income
💳 Gross Yield
4.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While expensive for Rockhampton, it remains highly affordable for interstate or capital city buyers. Local professionals find it accessible, though the 'prestige gap' is widening.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.9%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+8.5%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Medical staff, teachers, and families relocating for private school access.
💼 Investor Outlook
Extremely stable. The proximity to the hospital ensures a constant stream of high-quality tenants, while the lack of new land supply protects against future vacancy spikes.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.5%
1-Year Growth
+22% cumulative
3-Year Growth
+43% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing expansion of the Rockhampton Hospital medical precinct.
- Scarcity of available land for new residential development in the suburb.
- Increasing buyer preference for flood-immune locations.
- Regional economic diversification into renewable energy and defense.
⛔ Headwinds
- Rising costs of building materials affecting heritage renovations.
- Higher interest rate environment impacting the prestige price bracket.
- Limited population growth compared to South East Queensland.
🔮 5-Year Outlook
Expect moderate but consistent growth. The Range will likely continue to outperform the broader Rockhampton market due to its status as the 'safe haven' suburb for both flood risk and social prestige.
🛡️ 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
20% below Rockhampton average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Low
Traffic Issues: Medium
📋 What to Check Locally
Standard security measures are recommended, but the suburb is generally considered one of the safest in the region. Check specific streets near the hospital for parking congestion.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are physical and regulatory rather than environmental or social.
🌊 Flood Risk
Very low risk; the suburb is situated on high ground well above the 1-in-100-year flood levels.
🔥 Bushfire Risk
Low risk, though properties backing onto the steep vegetated gullies of the range should maintain buffers.
🏦 Insurance Impact
Standard for Central QLD; premiums are high due to cyclone risk but lower than flood-prone areas like Depot Hill.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low Density Residential
🔲 Overlays
Heritage and Character Overlay, Steep Land (Landslide) Overlay.
🏗️ Development Hotspots
Small-scale subdivision of larger estates and hospital-adjacent unit developments.
The Council is committed to preserving the 'character' of The Range, meaning modern 'box' houses are often discouraged or restricted in favor of traditional aesthetics.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Car-centric; bus services exist but are infrequent. Close proximity to the airport (10 mins).
🛍️ Amenity & Retail
High; proximity to the Botanic Gardens, Zoo, and local cafes like those on Agnes Street.
🌲 Parks & Recreation
Excellent; home to the Botanic Gardens and several smaller neighborhood parks.
🏫 Schools
World-class for a regional center; multiple high-performing private options.
🏥 Healthcare
Superior; the suburb is built around the region's largest public and private hospitals.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, affluent community with a high proportion of families and professionals.
💵 Median Income
$92,000 pa
🏠 Ownership
68% owner-occupied, 32% renting
🎂 Age Profile
Median age 41
🎓 Education
High; 35% with Bachelor degree or higher.
📊 Age Distribution
The high owner-occupancy and professional income levels contribute to the suburb's stability and well-maintained streetscapes.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure and healthcare rather than large-scale residential projects.
📈 Positive Impacts
- Rockhampton Hospital expansion increasing local employment.
- Bruce Highway upgrades improving regional connectivity.
- Rookwood Weir completion supporting regional economic stability.
📉 Negative Impacts
- Increased traffic and parking pressure near the hospital precinct.
- Construction noise from ongoing institutional upgrades.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Wandal
Position
West
Price
20% cheaper
Lifestyle
More 'working class' character but still heritage-rich.
Best for
First home buyers seeking character.
📍Allenstown
Position
South
Price
15% cheaper
Lifestyle
Flat, closer to major shopping centers, higher flood risk in parts.
Best for
Convenience seekers and retirees.
📍Frenchville
Position
North-East
Price
Similar
Lifestyle
Modern 1970s-90s homes, also elevated but further from CBD.
Best for
Families wanting modern layouts over heritage.
📍Rockhampton City
Position
East
Price
30% cheaper (units)
Lifestyle
Urban, noisy, high flood risk in many areas.
Best for
Young professionals and short-term workers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Paddington
QLD
9/10
Hilly terrain, heritage Queenslanders, and high prestige.
East Toowoomba
QLD
8/10
Regional prestige, elite schools, and historic gardens.
Newington
VIC
8/10
Regional city prestige near major hospitals and schools.
North Ward
QLD
8/10
Townsville's equivalent; elevated, historic, and premium.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely proud of the area's history and safety. It is widely regarded as the only place to live for those who want to avoid flood anxiety while staying close to the city's best amenities.
★★★★★
Safety and Schools
I can walk my kids to Grammar and then walk to work at the hospital. You can't beat the convenience and the views over the city are stunning.
Convenience
Views
★★★★☆
Maintenance
Living in a 1910 Queenslander is a labor of love. The maintenance is constant, but being high and dry during the floods makes every cent worth it.
Flood Safety
Maintenance
★★★★★
Rental Yield
I've never had a vacancy longer than a week. Doctors and nurses are always looking for quality rentals here.
Demand
Stability
★★★☆☆
Accessibility
The hills are getting harder to manage as I get older, and I have to drive for almost everything, but the neighborhood is so quiet and lovely.
Quiet
Hills
★★★★☆
Lifestyle
Great spot for a morning run through the Botanic Gardens. It feels very safe even late at night.
Recreation
Safety
★★★★★
Community
The best part is the school community. Most of the families in the street have kids at the same schools.
Community
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with existing termite management systems and recent inspections.
- Check the heritage register; some homes have internal protections, not just external.
- Look for homes with 'good bones' that have already had electrical and plumbing upgrades.
- Verify the exact school catchment if you are not planning on private schooling.
- Consider the orientation of the house for the afternoon sun; western views are beautiful but hot.
- Negotiate hard on properties that require significant stump or roof work.
❓ Questions to Ask the Agent
- Is this property on the Local Heritage Register or a Character Overlay zone?
- When was the last full termite inspection, and is there a current management system?
- Has the house been re-stumped or re-wired in the last 15 years?
- What are the average insurance premiums for this specific address?
- Are there any planned developments for the nearby hospital or school grounds?
- Does the property have any known issues with land stability or drainage on the slope?
- What is the current school catchment for this exact street number?
- Are there any easements on the property that would prevent a pool or extension?
🏷️ Seller Strategy
- Highlight the 'flood-free' status as a primary marketing angle.
- Ensure heritage features like fretwork and stained glass are meticulously presented.
- Professional photography is essential to capture the elevation and views.
- Target medical professionals through hospital-specific networking or local media.
- Provide a pre-sale building and pest report to build buyer confidence in older structures.
📣 Positioning Tips
Position the property as a 'generational asset'—a safe, prestigious, and character-filled home that offers the best of Rockhampton living without the environmental risks of the flats.
💼 Investment Case
The Range offers the lowest risk profile in Central Queensland for long-term capital preservation.
⚠️ Investment Risks
Higher entry price and maintenance costs can eat into net yields compared to newer suburbs.
📈 Action Plan
- Focus on 3-4 bedroom houses within 1km of the hospital.
- Budget for higher-than-average annual maintenance (approx 1.5% of value).
- Install air conditioning in all bedrooms to attract premium tenants.
- Consider long-term leases for hospital staff or corporate relocations.
🔑 Renter Tips
- Be ready with your application; properties near the hospital lease within days.
- Check for off-street parking, as hospital-adjacent streets can get crowded.
- Ask about the age of the air conditioning units.
🏘️ What Renters Love Here
Safe, quiet, and prestigious neighborhood.
⚠️ Renter Watch-Outs
Older homes can have high electricity bills due to poor insulation.
🏢 Landlord Strategy
- Maintain the gardens; street appeal is a major driver of rent in this suburb.
- Regular termite inspections are a non-negotiable expense.
- Consider allowing pets to tap into the long-term family tenant market.
📋 Compliance & Management
Ensure all heritage-related repairs are done using approved materials to avoid council fines.
🤝 Agent Insights
- Buyers here are often local 'upgraders' or medical professionals moving from interstate.
- The 'flood-free' label is the single most effective closing tool.
- Heritage charm is a major emotional hook but building reports are the deal-breakers.
🎯 Marketing Angles
Flood-immune prestige, heritage elegance, and the city's best education at your doorstep.
👤 Target Buyer Profile
Established families, medical professionals, and heritage enthusiasts.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify flood immunity via the Rockhampton Regional Council flood maps.
✓
Order a comprehensive structural engineering report for timber-framed homes.
✓
Check the Queensland Heritage Register and local council planning overlays.
✓
Conduct a thorough termite and pest inspection by a local specialist.
✓
Review the history of any past insurance claims on the property.
✓
Assess the condition of the roof and guttering (critical for tropical storms).
✓
Confirm the property's zoning and any restrictions on tree removal.
✓
Evaluate the driveway gradient for vehicle accessibility and drainage.
✓
Check for lead paint or asbestos, common in homes of this era.
✓
Visit the street during hospital shift change times to assess traffic.
✓
Verify the functionality of all air conditioning units.
✓
Check water pressure, which can vary in elevated areas.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 rockhamptonregion.qld.gov.au
🔗 abs.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 qgsp.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial, legal, or professional real estate advice. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any property purchase.
