Eli Winger
106 Caddy Avenue, Urraween, Qld 4655
Price Guide: $750,000 - $780,000
4 2 2
Open Saturday 24 October 11:35 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Urraween — Butchulla Country
Originally utilized for timber harvesting and later sugar cane farming, Urraween transitioned into a residential hub in the late 20th century. The establishment of the Hervey Bay Hospital in the 1990s catalyzed its development as the region's primary service precinct.
A diverse mix of modern family estates, retirement villages, and a critical medical precinct, serving as a central hub for the Fraser Coast.
Overall Score
7.8
A high-performing regional hub with strong infrastructure support.
Name Origin
Derived from an Aboriginal word, gazetted as a suburb of the City of Hervey Bay in 1980.
Established
Gazetted 1980
Medical Hub
Home to both Public and Private Hospitals
Topography
Contains some of the highest residential points in Hervey Bay
Education
Host to major state and independent schools
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by the essential services workforce.
Amenity
8.5
Excellent access to healthcare, major retail, and professional services.
Schools
8
Strong catchment area for Yarrilee State School and proximity to private colleges.
Transport
5
Highly car-dependent with limited public transit frequency.
Risk Profile
7
Moderate risk from bushfire in fringe areas and rising insurance costs.
Liveability
8
High quality of life for families and retirees with essential services nearby.
Demographics
7.5
Balanced mix of medical professionals, young families, and retirees.
Rental Demand
8.5
Very tight vacancy rates due to the constant influx of medical staff.
Growth Potential
7.5
Solid long-term prospects linked to ongoing hospital expansions.
Affordability
6.5
More expensive than older Hervey Bay suburbs but offers better infrastructure.
Crime & Safety
7.5
Generally safe residential area with typical low-level regional crime stats.
Walkability
4
Poor walkability outside of the immediate hospital and shopping precincts.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$685,000
Estimated March 2026
1yr Growth
5.5%
Steady capital appreciation
Vacancy Rate
0.9%
Extremely tight rental market
Gross Yield
4.8%
Strong returns for regional QLD
Family Ratio
68%
Predominantly family households
Employment
High
Driven by the medical precinct
✅ Key Advantages
- Proximity to Hervey Bay Public and St Stephen's Private hospitals.
- Elevated positions in certain estates offer sea breezes and distant views.
- Central location with quick access to Stockland Shopping Centre.
- Strong school catchments including Yarrilee State School.
- High rental security due to demand from essential service workers.
⚠️ Key Watch-Outs
- Significant traffic congestion around the hospital precinct during peak hours.
- Limited public transport options for those without a vehicle.
- Ongoing construction noise in newer land release areas.
- Higher entry price point compared to neighboring Pialba or Scarness.
- Potential for localized overland flow issues in lower-lying streets.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Medical & Family Hub
How this suburb feels day-to-day.
🏠 Property Types
Primarily modern 4-bedroom brick-and-tile houses and low-set villas.
Dominant dwelling stock.
💰 Price Range
$550k – $1.1m
Typical entry to ceiling.
💡 Why It Matters
Urraween is the primary growth corridor for Hervey Bay's professional class. Its proximity to the region's largest employers makes it a defensive asset during economic downturns.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$685,000
$620k – $950k
🏢 Unit Median
$460,000
$410k – $550k
📈 Price Trend
+5.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $450pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized following the post-2020 boom, now reflecting sustainable growth linked to local wage increases in the health sector.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
45% below Brisbane metro median
Price comparison
📋 Income Ratio
6.8x average local household income
Median price ÷ median income
💳 Gross Yield
4.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While affordable compared to capital cities, Urraween is a premium suburb within the Fraser Coast market, requiring a higher-than-average local deposit.
🔥 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.
+6.2%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Medical professionals, hospital staff, and young families.
💼 Investor Outlook
Excellent. The constant rotation of medical residents and nursing staff ensures a perpetual pool of high-quality tenants.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.5%
1-Year Growth
+18.5%
3-Year Growth
+65%
5-Year Growth
📍 Growth Drivers
- Ongoing multi-million dollar expansions of the Hervey Bay Hospital.
- Increasing interstate migration seeking lifestyle and healthcare proximity.
- Limited new land releases in central, elevated positions.
- Development of the Fraser Coast Sports and Recreation Precinct nearby.
⛔ Headwinds
- Rising interest rates impacting regional borrowing capacity.
- High construction costs slowing the supply of new dwellings.
- Insurance premium hikes in coastal Queensland.
🔮 5-Year Outlook
Expected to outperform the broader regional market as the medical precinct matures into a major tertiary health center.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below Brisbane crime rate averages
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check specific street-level data near the hospital where opportunistic vehicle theft is more common.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Low natural disaster risk compared to low-lying coastal suburbs, but insurance and drainage remain key considerations.
🌊 Flood Risk
Low risk of riverine flooding; however, localized overland flow during tropical lows can affect specific streets.
🔥 Bushfire Risk
Moderate risk on the western fringe where residential lots interface with bushland.
🏦 Insurance Impact
Premiums are rising across the 4655 postcode; buyers should obtain quotes during the cooling-off period.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low Density Residential
🔲 Overlays
Bushfire Hazard, Airport Environs (Oakey/Hervey Bay Airport path).
🏗️ Development Hotspots
Infill development around the medical precinct and new estates toward the western boundary.
Zoning protects the family character of the suburb while allowing for essential medical service expansion.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Primarily car-based; bus routes connect to Stockland and the Esplanade.
🛍️ Amenity & Retail
High; proximity to major shopping, cinemas, and professional services.
🌲 Parks & Recreation
Good access to local parks like the Urraween Hill Lookout and nearby botanic gardens.
🏫 Schools
Excellent; home to Yarrilee State School and close to Fraser Coast Anglican College.
🏥 Healthcare
Superior; the premier medical precinct of the Wide Bay region.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A professional and family-oriented demographic with a higher-than-average median age compared to the state.
💵 Median Income
$74,500 pa
🏠 Ownership
65% owner-occupied, 35% renting
🎂 Age Profile
Median age 46
🎓 Education
High percentage of health and education professionals.
📊 Age Distribution
The high owner-occupancy rate and professional workforce contribute to neighborhood stability and property maintenance standards.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on healthcare infrastructure and specialized aged care facilities.
📈 Positive Impacts
- Hospital expansion creating hundreds of permanent jobs.
- New medical professional suites increasing commercial value.
- Upgrades to Maryborough-Hervey Bay Road improving connectivity.
📉 Negative Impacts
- Increased traffic congestion on Urraween Road.
- Loss of some green-field sites to medium-density aged care.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Pialba
Position
East
Price
Cheaper
Lifestyle
More commercial and coastal, older housing stock.
Best for
First home buyers and beach lovers.
📍Kawungan
Position
South-East
Price
Similar
Lifestyle
Established family suburb, less medical focus.
Best for
Families seeking larger, older blocks.
📍Eli Waters
Position
North-West
Price
Cheaper
Lifestyle
Canal and golf course living, lower elevation.
Best for
Retirees and budget-conscious families.
📍Nikenbah
Position
South
Price
More Expensive
Lifestyle
Newer, larger lifestyle blocks and high-end estates.
Best for
Upgraders and luxury home builders.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Buderim
QLD
8.5/10
Elevated regional hub with a strong focus on healthcare and education.
Middle Ridge
QLD
8.2/10
Professional demographic, high-quality schools, and regional service focus.
Glenella
QLD
7.6/10
Central regional suburb favored by medical staff and families.
Kuluin
QLD
7.4/10
Central location with strong school catchments and highway access.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the convenience and safety of the suburb, though some express frustration with increasing traffic around the hospital.
★★★★★
Work-Life Balance
Walking to the hospital for my shifts is a huge plus, and the area feels very safe for my kids.
Convenience
Safety
★★★★☆
Views and Breezes
We live on the hill and the breezes are wonderful, though the traffic on Urraween Road is getting busier.
Climate
Traffic
★★★★★
Rental Performance
Never had a day of vacancy in four years. The medical staff are excellent tenants.
Yield
Tenant Quality
★★★★☆
Schooling
Yarrilee is a great school, but I wish there were more walkable cafes in the residential streets.
Education
Walkability
★★★☆☆
Affordability
It's getting hard to find anything under $600k that doesn't need work.
Price
★★★★☆
Growth
The expansion of the medical precinct is bringing a lot of new energy and money into the suburb.
Economic Growth
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the higher side of the street to ensure better drainage and breezes.
- Check the proximity to the hospital helicopter pad for potential noise disturbance.
- Look for homes with side access for boats or caravans, a high-demand feature in Hervey Bay.
- Verify school catchment boundaries as they are strictly enforced for Yarrilee State School.
- Investigate any planned medium-density developments on adjacent vacant lots.
- Request a recent building and pest report with a specific focus on termite barriers.
❓ Questions to Ask the Agent
- Is this property located in a known overland flow or drainage easement area?
- What are the current insurance premiums the owner is paying?
- Are there any planned developments for the vacant land nearby?
- Has the property ever had a termite infestation or treatment?
- Is the property within the Yarrilee State School catchment?
- How often do helicopters use the nearby hospital pad, and is it audible from here?
- What is the age and condition of the solar system and air conditioning units?
🏷️ Seller Strategy
- Highlight proximity to the medical precinct in all marketing materials.
- Ensure gardens are low-maintenance to appeal to busy medical professionals.
- Stage the home to appeal to families, emphasizing multiple living areas.
- Address any minor drainage or retaining wall issues before listing.
- Use professional photography to capture any distant ocean or hinterland views.
📣 Positioning Tips
Position the property as a 'low-risk, high-convenience' asset. Focus on the lifestyle benefits of being 5 minutes from everything while living in a quiet, professional neighborhood.
💼 Investment Case
Urraween offers one of the most stable rental markets in regional Queensland due to the 'hospital effect'.
⚠️ Investment Risks
Over-supply of similar 4-bedroom homes in newer estates could cap rent growth in the short term.
📈 Action Plan
- Target 3-4 bedroom homes within 1.5km of the hospital.
- Ensure the property has air conditioning in all bedrooms.
- Consider properties with solar power to offset rising energy costs for tenants.
- Maintain a buffer for rising insurance premiums in your cash flow projections.
🔑 Renter Tips
- Have your application ready before viewing; properties lease very quickly.
- Highlight stable employment, especially if working in the health sector.
- Check mobile phone reception in lower-lying pockets of the suburb.
🏘️ What Renters Love Here
Extremely close to major employers and retail hubs.
⚠️ Renter Watch-Outs
Traffic noise near main thoroughfares like Urraween Road and Pantlins Lane.
🏢 Landlord Strategy
- Regularly review rents to keep pace with the high demand from medical staff.
- Offer long-term leases to attract stable professional tenants.
- Keep on top of air conditioning maintenance as it is a non-negotiable for local tenants.
📋 Compliance & Management
Ensure all smoke alarm and safety switch certifications are current as per QLD legislation.
🤝 Agent Insights
- The market is currently driven by owner-occupiers relocating for work.
- Stock levels remain lower than historical averages, supporting price stability.
🎯 Marketing Angles
The 'Medical Heart of the Bay' and 'Elevated Family Living'.
👤 Target Buyer Profile
Medical professionals, young families, and interstate retirees.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify flood mapping on the Fraser Coast Regional Council website.
✓
Check the Bushfire Hazard Overlay for properties near the western fringe.
✓
Confirm the property is outside of any major future road widening corridors.
✓
Inspect the condition of retaining walls on sloping blocks.
✓
Review the title for any restrictive covenants or easements.
✓
Obtain a quote for home and contents insurance to check for 'regional loading'.
✓
Test water pressure and check for any signs of salt-air corrosion on external fittings.
✓
Verify all building approvals for sheds, decks, or carports.
✓
Check the NBN connection type (FTTP is preferred for professionals).
✓
Assess the traffic noise levels during hospital shift change times (approx. 7am/3pm/11pm).
✓
Review the local area plan for any changes to zoning near the medical precinct.
📚 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 2026-03-06. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with professionals before making any property purchase.
