Prepared June 2026 · Affinity Property Australia
The Griffin Growth Report
QLD’s fastest-growing suburb — waterway lifestyle, North Harbour PDA gateway, and 23.3% annual capital growth.
$1.09M
Median House Value
+23.3%
12-Month Growth
10 Days
Median Days on Market
$683/w
Median House Rent
Data: Cotality (CoreLogic) · Affinity Property Australia · ABS · City of Moreton Bay · Domain · realestate.com.au · Report Date: June 2026
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OVERVIEW
Suburb Snapshot
Griffin is the fastest-growing suburb in the City of Moreton Bay — and in Queensland — with a 421% population increase over the past decade. Located 26.5 km north of Brisbane CBD, Griffin occupies a unique coastal-waterway peninsula bounded by tidal wetlands and the Pine River system, offering genuine nature-backed lifestyle at a fraction of comparable coastal suburb prices.
$955K
Median Sale Price — Houses
↑ 23.3% year-on-year
$710K
Median Sale Price — Units
↑ 32.7% year-on-year
10
Median Days on Market
Houses selling in just 10 days
3.6%
Gross Yield — Houses
Median rent: $683/week
4.3%
Gross Yield — Units
Median rent: $600/week
207
Houses Sold (12 Months)
205 new sale listings
Price Performance
A Decade of Capital Growth
Griffin house values have more than doubled since 2020, accelerating dramatically from 2021. The current median of $1.09M represents a 128% increase from the May 2017 figure of $478K — one of the strongest long-run growth stories in South-East Queensland. Units have grown even more impressively, rising from $332K in 2017 to $830K in 2026 — a 150% increase.
Units
Key insight for sellers: Griffin house values have risen 23.3% over the past 12 months — adding more than $200,000 in median value since May 2025. At $1.09M, Griffin has crossed the million-dollar threshold and shows no signs of slowing. If you purchased at any point before 2022, you are sitting on extraordinary equity gains. The trajectory is the strongest of any established suburb in the Moreton Bay north corridor at this price point.
RECENT TREND
12-Month Median Value Trajectory
Monthly median values from June 2025 through May 2026 show an unbroken climb for both houses and units. Griffin houses broke through the $1 million barrier in December 2025 and have accelerated throughout 2026 — reaching $1.09M by May 2026. Units have risen equally sharply from $642K to $830K over the same period — 29.3% growth in just 12 months.
Units
Units
| Price Quartile | Houses | Units |
|---|---|---|
| Upper Quartile (75th percentile) | $1,020,000 | $795,000 |
| Median (50th percentile) | $955,000 | $710,000 |
| Lower Quartile (25th percentile) | $880,000 | $670,000 |
| Gross rental yield | 3.6% | 4.3% |
| Median asking rent (weekly) | $683 | $600 |
| Annual rental growth | +5.0% | +9.1% |
| Median days on market | 10 days | 12 days |
Community Profile
Who Lives in Griffin?
Griffin is Queensland’s youngest major growth suburb — a young, family-focused community with above-average household incomes and strong mortgage serviceability. The suburb’s demographics are uniquely skewed toward the 0–9 and 30–39 age cohorts, reflecting the wave of young families who drove Griffin’s extraordinary population growth over the past decade.
Moreton Bay
Moreton Bay
Market Activity
Supply, Demand & Velocity
Griffin is firmly a seller’s market. With a median of just 10 days on market for houses, properties are selling faster than at virtually any point in the suburb’s history. New listings have recovered in 2026 after a supply trough in late 2025 — a sign of renewed vendor confidence at record price levels.
Why Griffin Is Growing
Unique Catalysts Driving Sustained Demand
Griffin’s growth is not driven by a single project — it is the convergence of Australia’s fastest suburban population growth, unique waterway lifestyle, the North Harbour $2.74B marina PDA, and proximity to one of Queensland’s premier retail and lifestyle nodes at North Lakes. Few suburbs anywhere in SEQ can match this combination.
⛵
North Harbour PDA — $2.74B Marina, 400 Berths
Declared 30 July 2025, the North Harbour Priority Development Area (Burpengary East, ~5km north-west) is a transformative $2.74 billion waterfront masterplan delivering 3,700 homes, a 400-wet-berth marina, dry stacker for 500 boats, 511 pontoons, and nearly 2,000 new jobs. Griffin — sharing the same Pine River waterway system — will be directly re-priced as the coastal-waterway corridor activates.
🌿
The Only Coastal/Waterway Suburb in the Series
Griffin’s eastern boundary is Hays Inlet — a tidal inlet connected to Moreton Bay. The North Pine River and Pine River system provide genuine freshwater recreation (fishing, kayaking, boating, birdwatching) directly accessible from the suburb. The Osprey House Environmental Centre formalises this ecological amenity. In post-COVID buyer psychology, water access commands sustained premiums.
🛍
North Lakes Premium Adjacency — 3km South
Griffin residents access Westfield North Lakes (one of QLD’s largest regional retail centres), IKEA, Costco, North Lakes Day Hospital, and the Mango Hill train stations within a 5–7 minute drive — without paying North Lakes’ $970,500 median price. The approved $180M Comiskey Group hotel and dining precinct (opening 2028) will further enhance this proximity dividend.
📈
Fastest Population Growth — +421% in a Decade
From 2,358 residents in 2011 to 12,295 in 2021 — a 421% increase — Griffin holds the most extraordinary population growth record of any suburb in this report series. This was not speculative; it was quality-driven in-migration by young professional families with a median household income of $8,460/month. The structural demand base is among the strongest in South-East Queensland.
Structural undersupply: Land sales in Griffin have collapsed from 612 transactions (Mar 2021) to just 7 (Mar 2026) — confirming the suburb is now fully built out as a greenfield estate. There is effectively no new land supply within the suburb. Every buyer today is competing for an established home in a suburb with sub-1-month inventory, 10-day median DOM, and no greenfield relief valve. This is the classic precondition for sustained, structurally-driven price appreciation.
Policy Impact
2026 Federal Budget — What It Means for Griffin
The 2026 Federal Budget, delivered 12 May 2026, introduced the most significant housing and property tax reforms in decades. Here is what each key measure means for Griffin homeowners, sellers and investors specifically.
Negative Gearing Restricted to New Builds (from 1 July 2027)
Investors purchasing established properties after Budget night (12 May 2026) will no longer be able to offset rental losses against other income from 1 July 2027. Properties purchased before 7:30pm AEST on 12 May 2026 are grandfathered in full.
For Griffin sellers: Griffin’s high owner-occupier rate (~63%) and family demographic means the direct impact of investor demand softening is more moderate than in higher-renter suburbs. The family-formation character of Griffin means owner-occupier demand is the primary market driver — and is not affected by negative gearing changes. New estate house-and-land packages remain fully eligible for negative gearing, sustaining developer and investor activity in the active Griffin estate pipeline.
Moderate Impact — Owner-Occupier Market Well Buffered
Capital Gains Tax Discount Reform (from 1 July 2027)
The 50% CGT discount will be replaced by CPI-adjusted cost base indexation plus a minimum 30% tax rate on real capital gains. At $955,000 median with 23.3% annual growth, the annual capital gain of approximately $222,000 will be subject to the new minimum effective rate — a material CGT consideration for Griffin investors.
For Griffin sellers: If you hold a Griffin investment property and are considering selling, completing the sale before 1 July 2027 locks in the full 50% CGT discount on all gains accrued to that point. Given 23.3% annual growth and a sub-$1.1M price point, Griffin investors who act before the deadline retain maximum after-tax return on extraordinary capital gains already accumulated.
Moderate Impact — Consider Timing of Sale Before July 2027
First Home Buyer Support Measures
Expanded government guarantee schemes allow eligible first home buyers to purchase with a smaller deposit while avoiding Lenders Mortgage Insurance. The 100,000 Homes for First Home Buyers program and a $2 billion Local Infrastructure Fund were also announced.
For Griffin sellers: Griffin’s young demographic (median age 29, predominant age group 30–39) means the suburb has always attracted a significant first-home-buyer cohort. Enhanced FHB support directly expands the eligible buyer pool for Griffin properties in the $880K–$1.02M range where most of the market transacts. A larger FHB cohort at entry level directly supports vendor outcomes and floor pricing.
Positive for Sellers — Larger Buyer Pool at Entry Level
$812.5M Bruce Highway Upgrade & RBA Cash Rate at 4.35%
The 2026-27 Federal Budget committed $812.5 million to the Bruce Highway Stage 2 improvement from Gateway Motorway to Dohles Rocks Road — directly adjacent to Griffin’s western boundary and primary transport corridor. The RBA hiked the cash rate three times in 2026 (February, March, May) to 4.35%.
For Griffin: The Bruce Highway upgrade directly benefits Griffin residents and will support the North Harbour PDA’s commercial viability. On rates, Griffin’s strong income profile (median household income $8,460/month, mortgage-to-income ratio of 22.94%) means the suburb has among the best rate-rise absorption capacity of any comparable suburb in the corridor. The 10-day median DOM confirms demand remains robust at current price levels.
Mixed — Highway Upgrade Positive; Rate Impact Buffered by Strong Incomes
Bottom line for sellers: The 2026 budget creates a narrowing window of opportunity. The CGT discount applies in full to all gains accrued before July 2027, and with 23.3% annual capital growth, Griffin sellers who act in the current environment capture maximum equity at the most favourable tax treatment in the suburb’s history. At 10 days median on market and $1.09M median value, Griffin is delivering the strongest vendor outcomes in its history.
Forward View
Rental Growth & Market Outlook
Griffin’s rental market is outperforming the broader region, with unit rental growth running at 9.1% year-on-year. The combination of North Harbour PDA activation, ongoing North Lakes employment growth, and broader SEQ population inflows keeps the demand outlook firmly positive — and the absence of new land supply in Griffin means the structural appreciation story is far from over.
Units — Griffin
Upside Factors
Risk Factors to Monitor
Affinity Property Australia · Sean McCreanor · Mob: 0438 115 550 · Ph: 07 3293 9100 · sean@affinityproperty.net.au
Disclaimer: This report has been prepared for informational purposes using publicly available data from Cotality (CoreLogic), HTAG Analytics, Domain, realestate.com.au, the Australian Bureau of Statistics, Economic Development Queensland, the City of Moreton Bay, InTheSuburbs, Borro Finance, and various government and financial sources. Property market data changes rapidly; always verify figures with current sources. The 2026 Federal Budget measures discussed remain subject to legislative passage and may be amended. Population forecasts are estimates subject to revision. The Lawnton Pocket Road rezoning is subject to approval and has not been assessed as of this report date. This report does not constitute financial, investment or legal advice. Always consult qualified professionals before making property decisions. Report date: June 2026.