George Roche
17 Ivory Curl Court, Warner, Qld 4500
Offers In Excess of $1,199,000
4 2 2
Open Saturday 19 September 9:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Warner — Turrbal and Yuggera Country
Originally a rural area dominated by dairy farming and grazing, Warner underwent significant transformation starting in the late 1990s. The development of the Warner Lakes master-planned community accelerated its shift toward a residential hub. It has evolved from a quiet rural fringe to one of the Moreton Bay region's most sought-after family addresses.
A contemporary residential suburb characterized by leafy streets, modern brick-and-tile family homes, and extensive parklands. It maintains a quiet, community-focused atmosphere with a high proportion of young families.
Overall Score
8.2
A top-tier family choice balancing lifestyle and education, though infrastructure pressure is rising.
Name Origin
Named after James Warner, a prominent pioneer surveyor who worked in the Brisbane district.
Established
Gazetted 1970s
Lakeside Living
Education Hub
Green Space
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Steady demand from families keeps turnover low and prices resilient despite broader market shifts.
Amenity
8.0
Excellent local shopping at Warner Marketplace and abundant recreational parklands.
Schools
9.0
Exceptional access to both high-quality public and elite private educational institutions.
Transport
6.0
Lacks a dedicated train station, requiring a drive to Bray Park or Strathpine for rail commuting.
Risk Profile
6.5
Significant pockets are affected by overland flow and flood overlays which impact insurance costs.
Liveability
8.5
High quality of life for families with safe streets and a strong sense of community.
Demographics
8.0
Dominated by professional couples and families with high household incomes.
Rental Demand
8.5
Extremely tight vacancy rates as families seek long-term stability in a school-rich zone.
Growth Potential
7.0
Solid long-term prospects driven by scarcity of new land and proximity to the Petrie University precinct.
Affordability
6.5
Now considered a premium outer-north suburb, making entry difficult for first-home buyers.
Crime & Safety
8.0
Generally very safe with lower-than-average incident rates for the Moreton Bay region.
Walkability
5.5
Pockets near the lake are walkable, but most errands require a vehicle.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$965,000
Estimated March 2026
5yr Growth
55%
Cumulative house growth
Family Ratio
82%
Households with children
Vacancy Rate
0.8%
Critical undersupply
Top School
Genesis CC
P-12 Independent
CBD Commute
35-50m
Via Old Northern Rd
✅ Key Advantages
- Exceptional family-friendly environment with numerous playgrounds and walking trails.
- Proximity to the UniSC Moreton Bay (Petrie) campus, driving long-term capital value.
- High concentration of high-performing schools within a 5km radius.
- Modern housing stock requiring lower immediate maintenance than inner-ring suburbs.
- Strong community feel with active local groups and low crime rates.
⚠️ Key Watch-Outs
- Heavy traffic congestion on Old Northern Road and Samsonvale Road during peak hours.
- Presence of significant overland flow and flood overlays in the Warner Lakes precinct.
- Distance from heavy rail requires a bus connection or 'park and ride' at Bray Park.
- Limited nightlife or high-end dining options within the suburb itself.
- Increasing insurance premiums for properties near the lake or creek corridors.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly modern 4-bedroom houses and some contemporary townhouses.
Dominant dwelling stock.
💰 Price Range
$750k – $1.6m
Typical entry to ceiling.
💡 Why It Matters
Warner serves as the 'aspirational' move for families in the Moreton Bay north-west corridor. Its value is anchored by the quality of its master-planned estates and its reputation as a safe, green-belt suburb that avoids the industrial feel of neighboring Strathpine.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$965,000
$880k – $1.45m
🏢 Unit Median
$625,000
$580k – $720k
📈 Price Trend
+6.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $720pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized at a high plateau following the post-2020 boom. Buyers are now paying a premium for 'turn-key' homes that don't require renovation due to high building costs.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Moreton Bay median
Price comparison
📋 Income Ratio
7.8x annual income
Median price ÷ median income
💳 Gross Yield
3.9% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Warner has transitioned from affordable to mid-to-high range. It is no longer a budget entry point, reflecting its status as a preferred family destination.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.8%
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
Professional families and staff/students associated with the nearby UniSC campus.
💼 Investor Outlook
Strong capital growth potential and extremely low vacancy make it a safe 'set and forget' investment. However, high entry prices mean yields are modest compared to northern growth corridors.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.8%
1-Year Growth
+24%
3-Year Growth
+55%
5-Year Growth
📍 Growth Drivers
- Continued expansion of the UniSC Moreton Bay campus in nearby Petrie.
- Finite land supply with very few new subdivisions remaining in Warner.
- Ongoing 'gentrification by family' as higher-income earners move from inner-Brisbane.
- Upgrades to local road infrastructure and retail precincts.
⛔ Headwinds
- Rising interest rates impacting the 'mortgage belt' demographic.
- Insurance premium hikes due to flood mapping updates.
- Commuter frustration with lack of direct rail access.
🔮 5-Year Outlook
Expect steady growth outperforming the Brisbane average, underpinned by the 'scarcity factor' of quality family homes in a school-rich zone.
🛡️ 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
22% below Brisbane metro average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Check specific street lighting and proximity to the Warner Marketplace, which can occasionally see minor opportunistic youth activity.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary environmental risk is hydrological, with several drainage corridors and the lake system prone to overland flow during extreme weather.
🌊 Flood Risk
Moderate risk in lower-lying streets near Warner Lakes and Four Mile Creek. Council flood maps show significant overland flow paths.
🔥 Bushfire Risk
Low to Medium risk for properties backing onto the environmental reserves and the Cashmere border.
🏦 Insurance Impact
Expect higher premiums for properties with a 'Flood' or 'Overland Flow' overlay. Always obtain a quote before waiving cooling-off.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential (Next Generation)
🔲 Overlays
Flood Hazard, Overland Flow, Environmental Significance
🏗️ Development Hotspots
Warner Rise and remaining pockets of the Warner Investigation Area.
The Moreton Bay City Council is strictly managing density to maintain the suburb's family character, which limits the risk of oversupply of apartments.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Dependent on cars and buses; 10-minute drive to Bray Park station.
🛍️ Amenity & Retail
Excellent local shopping, gyms, and the popular Warner Tavern.
🌲 Parks & Recreation
World-class; Warner Lakes offers some of the best suburban parklands in QLD.
🏫 Schools
The suburb's strongest asset, featuring Genesis Christian College and Warner State School.
🏥 Healthcare
Good local GPs; 15 minutes to Holy Spirit Northside and Prince Charles Hospitals.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A wealthy family demographic with high rates of dual-income households.
💵 Median Income
$115,000 pa
🏠 Ownership
78% owner-occupied, 22% renting
🎂 Age Profile
Median age 35
🎓 Education
High percentage of tertiary-educated professionals.
📊 Age Distribution
The high owner-occupancy rate ensures properties are generally well-maintained and the community is stable.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus has shifted from new estates to infrastructure and education support.
📈 Positive Impacts
- Expansion of UniSC Moreton Bay (Petrie) providing local employment.
- Upgrades to the Warner Marketplace retail offering.
- Planned road widening projects to alleviate peak hour bottlenecks.
📉 Negative Impacts
- Increased traffic noise on arterial boundaries.
- Loss of the last remaining 'green' pockets to infill housing.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Cashmere
Position
West
Price
More expensive
Lifestyle
Acreage and larger blocks, more prestige.
Best for
Buyers seeking space and privacy.
📍Joyner
Position
North
Price
Similar
Lifestyle
More semi-rural feel, closer to the dam.
Best for
Families wanting a quieter, less 'estate' feel.
📍Bray Park
Position
East
Price
Cheaper
Lifestyle
Older homes, closer to the train line.
Best for
First home buyers and commuters.
📍Eatons Hill
Position
South
Price
Slightly more expensive
Lifestyle
Hillier terrain, established entertainment precinct.
Best for
Upsizers seeking lifestyle and views.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
North Lakes
QLD
8.5/10
Both are master-planned family hubs with strong retail and school focus.
Upper Kedron
QLD
8.0/10
Leafy, modern housing stock with a focus on outdoor lifestyle.
Springfield Lakes
QLD
7.8/10
Lakeside living focus with similar demographic profiles.
Gumdale
QLD
8.4/10
High-demand family area with premium schooling options.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the suburb, citing the safe environment and parklands as the main draws, though traffic is a common complaint.
★★★★★
Family Safety
I've raised three kids here and never felt unsafe. The parks are incredible and the schools are the best in the north.
Safety
Parks
★★★☆☆
Traffic
The lifestyle is great, but the morning crawl down Old Northern Road is getting worse every year.
Lifestyle
Traffic
★★★★☆
Amenity
Love the local shops and the gym culture here. It's quiet but has everything you need for daily life.
Convenience
Quiet
★★★★☆
Property Value
Hard to get into the market now, but the quality of the homes in the Lakes area is much better than newer estates further north.
Quality
Affordability
★★★★☆
University Proximity
Perfect spot for me to get to the Petrie campus. It's a bit pricey for a student, but worth it for the peace.
Location
Rent Cost
★★★★★
Community
The walking tracks around the lake are my daily ritual. It's a very friendly place where people actually say hello.
Community
Recreation
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize homes on the 'high side' of the street to avoid overland flow issues.
- Check the school catchment boundaries carefully; being 50m outside can change property value.
- Look for properties with side access for trailers/boats, as this is a high-demand feature in Warner.
- Avoid properties directly backing onto major arterials like Samsonvale Road due to noise.
- Verify if the property is within the 'Warner Investigation Area' for future zoning changes.
❓ Questions to Ask the Agent
- Does this specific lot have an overland flow or flood overlay?
- What are the current insurance premiums for this property?
- Is the home within the catchment for Warner State School or Bray Park State High?
- Are there any known issues with the retaining walls on this boundary?
- Has the property had a recent termite inspection and what were the results?
- What is the age of the ducted air conditioning system?
- Are there any planned developments for the vacant land nearby?
- What is the typical commute time to the Petrie train station from here?
🏷️ Seller Strategy
- Highlight energy-efficient features like solar, as family buyers are conscious of running costs.
- Ensure gardens are manicured; the 'street appeal' in Warner is very competitive.
- Professional photography of the nearby lake and parks is essential for marketing.
- Address any minor termite damage or dampness issues before listing, as buyers here are diligent.
- Position the home as 'move-in ready' to capture the highest premium.
📣 Positioning Tips
Market the property as a 'lifestyle sanctuary' with a focus on safety and educational proximity. Use the 'Warner Lakes' brand if applicable, as it carries a premium over other pockets.
💼 Investment Case
High-income family tenants provide stable, long-term income with low default risk.
⚠️ Investment Risks
Low yields and potential for high insurance costs in flood-prone zones.
📈 Action Plan
- Target 4-bedroom, 2-bathroom homes with two living areas.
- Ensure the property has ducted air conditioning.
- Check the Moreton Bay flood maps before every purchase.
- Focus on the pocket within walking distance to Genesis Christian College.
🔑 Renter Tips
- Have your application ready before the first inspection; competition is fierce.
- Highlight stable employment and long-term intentions.
- Check for NBN connectivity types if working from home.
🏘️ What Renters Love Here
Access to great parks and a very safe environment for children.
⚠️ Renter Watch-Outs
Public transport is limited; you will almost certainly need a car.
🏢 Landlord Strategy
- Regularly service air conditioning units to retain high-quality tenants.
- Maintain the lawn and garden as part of the lease to protect capital value.
- Consider allowing pets, as most families in this area have them.
📋 Compliance & Management
Ensure all smoke alarm and pool safety certifications are current as per QLD 2022/2024 standards.
🤝 Agent Insights
- The market is currently driven by 'internal migration' from Brisbane's inner-north.
- Stock levels remain low because families tend to stay for 10+ years.
- Properties with pools are currently fetching a significant premium.
🎯 Marketing Angles
The '15-minute suburb'—everything a family needs is within a short drive.
👤 Target Buyer Profile
Professional families with 2+ children and a focus on private education.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review Moreton Bay Regional Council Flood Maps.
✓
Check the QLD Globe for vegetation management overlays.
✓
Verify school catchment via the Department of Education website.
✓
Order a comprehensive building and pest inspection with a thermal imaging report.
✓
Check for any easements on the title that might restrict pool installation.
✓
Review the Moreton Bay Planning Scheme for nearby zoning changes.
✓
Assess the condition of the roof and guttering (common maintenance issue in the area).
✓
Confirm NBN availability and connection type (FTTP vs FTTN).
✓
Visit the property during peak school drop-off/pick-up times to assess traffic.
✓
Check for proximity to high-voltage power lines or substations.
✓
Obtain an insurance quote to identify any hidden risk loadings.
✓
Verify all council approvals for decks, sheds, or pergolas.
📚 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 2026-03-05. It is intended for informational purposes only and does not constitute financial or legal advice. Property values are estimates and subject to market volatility. Buyers should conduct their own independent due diligence and consult with qualified professionals before making any purchasing decisions.
