Prepared June 2026 · Affinity Property Australia
The Morayfield Growth Report
A Principal Regional Activity Centre primed for its most transformative decade yet.
$980K
Median House Value
+26.3%
12-Month Growth
15 Days
Median Days on Market
$630/w
Median House Rent
Data: Cotality (CoreLogic) · PRD Research · Affinity Property Australia · ABS · EDQ · Domain · realestate.com.au · Report Date: 30 June 2026
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OVERVIEW
Suburb Snapshot
Morayfield is one of the most strategically significant suburbs in South East Queensland — a Principal Regional Activity Centre under ShapingSEQ 2023, 46 km north of Brisbane CBD, with three concurrent planning instruments, a 9,800-home greenfield expansion to the south, and house price growth accelerating at 26.3% year-on-year.
$980K
Median value — Houses
↑ 26.3% year-on-year
$683K
Median value — Units
↑ 23.8% year-on-year
15
Median Days on Market
vs 17 days — Moreton Bay avg
3.8%
Gross Yield — Houses
Median rent: $630/week
4.4%
Gross Yield — Units
Median rent: $510/week
583
Houses Sold (12 Months)
471 new sale listings
Price Performance
A Decade of Capital Growth
Morayfield house values have risen 175% since 2017, accelerating sharply from 2021 and recording a standout 26.3% in the 12 months to April 2026. The current median of $980K represents an extraordinary long-run performance — from $357K a decade ago, with the $1 million threshold now firmly in reach.
Units
Key insight for sellers: Morayfield house values have risen 26.3% over the past 12 months — adding more than $200,000 in median value since April 2025. The suburb is the second fastest-growing in the northern corridor (Cotality/YIP data). If you purchased at any point before 2024, you are likely sitting on substantial equity gains that the CGT discount cliff of July 2027 makes worth acting on now.
RECENT TREND
12-Month Median Value Trajectory
Monthly median values from May 2025 through April 2026 show a steep and unbroken climb for both houses and units. Morayfield houses gained more than $200,000 in median value across the window — a monthly appreciation pace rarely seen in the outer corridor.
Units
Moreton Bay
| Price Quartile | Houses | Units |
|---|---|---|
| Upper Quartile (75th percentile) | $976,500 | $665,000 |
| Median (50th percentile) | $852,000 | $620,000 |
| Lower Quartile (25th percentile) | $770,000 | $563,750 |
| Gross rental yield | 3.8% | 4.4% |
| Median asking rent (weekly) | $630 | $510 |
| Annual rental growth | +8.6% | +6.3% |
| Median days on market | 15 days | 12.5 days |
Median Price reflects the median of all houses sold over the trailing 12 months; Median Value is Cotality’s point-in-time estimate as at April 2026. The gap reflects strong growth across the period.
Community Profile
Who Lives in Morayfield?
Morayfield is a young, family-oriented suburb with a notably high renter proportion (45.2%) — one of the highest in the northern corridor — signalling significant investor activity. With a median age of 34 and 28% of residents under 20, it is one of the most demographically youthful suburbs in the Moreton Bay region.
Moreton Bay
Moreton Bay
Market Activity
Supply, Demand & Velocity
Morayfield is firmly a seller’s market. Properties sell faster than the Moreton Bay regional average, and new listings are recovering from a mid-year trough — a sign of renewed seller confidence. With 583 house sales in 12 months, it ranks as one of the highest-volume residential markets in the corridor.
Moreton Bay
Why Morayfield Is Growing
Once-in-a-Generation Catalysts
Morayfield has the most active and multi-layered planning and development environment of any suburb in the northern corridor. Three simultaneous planning instruments, a 9,800-home expansion, major retail investment and billions in committed infrastructure are converging at once — a combination that is genuinely unusual at any distance from the CBD.
🏙
Morayfield Neighbourhood Plan — Up to 20 Storeys
Endorsed by Moreton Bay City Council in August 2025, the Neighbourhood Plan proposes three mixed-use precincts along Morayfield Road and around the train station, with building heights up to 75 metres (20 storeys) — the highest density proposal in the Moreton Bay region outside Redcliffe and Strathpine. This represents a major planning uplift signal for property owners in and near these precincts, with formal Planning Scheme amendments in progress.
🏗
Morayfield South ECA — 9,800 Homes, 26,000 People
Designated as the second largest future growth area in the City of Moreton Bay, Morayfield South is planned for 9,800 dwellings and approximately 26,000 residents. Major Amendment No. 4 progressed through State interest review in August 2025. The Unitywater wastewater upgrade (Stage 1 — unlocking 6,000 lots) commenced construction in late 2025, with completion expected mid-2027. The established suburb will serve as the primary services hub for all of this growth.
🚧
$100M Buchanan Road Duplication & Bruce Highway Upgrade
A $100 million proposal to four-lane Buchanan Road and construct a new bridge over the Caboolture Rail Line directly serves the Morayfield South catchment. This sits within the broader Bruce Highway Upgrade Program, and the 2026-27 Federal Budget’s $812.5M commitment to Stage 2 provides the funding corridor for the planned Buchanan Road interchange. Improved access will reduce the peak-hour congestion that currently constrains Morayfield’s commuter and logistics functions.
🛒
$48M Morayfield Marketplace & Shopping Centre Expansion
A $48 million Coles-anchored retail, medical and childcare hub at Oakey Flat Road is under construction in 2026, serving Morayfield South’s 6,000+ DA-approved lots. Simultaneously, the dominant Morayfield Shopping Centre (150 stores, 3,000 car parks) has an approved 15,000sqm expansion. Retail trade in the Moreton Bay region reached $2.8 billion in 2024 — institutional retail investment at this scale confirms Morayfield’s position as the corridor’s undisputed retail capital.
🚆
Morayfield Station & Rail Connectivity
Morayfield Station (opened 1888) serves both the North Coast and Sunshine Coast rail lines, connecting south to Roma Street in approximately 49 minutes with services every 20 minutes. The Caboolture-Dakabin Station Access Study (TMR) specifically targets Morayfield for improved access investment. As Morayfield South develops over the coming decade, the station’s importance as a regional commuter gateway will increase substantially, sustaining demand from the Brisbane commuter market.
📋
Principal Regional Activity Centre — Queensland’s Highest Planning Tier
ShapingSEQ 2023 designates Caboolture/Morayfield jointly as a Principal Regional Activity Centre — the highest-tier planning classification available under Queensland’s regional planning framework. This designation directs significant population growth, employment, services and infrastructure investment to the corridor for decades, placing Morayfield in the same planning league as Redcliffe, Strathpine and Beenleigh. State infrastructure funding follows this designation.
Structural growth driver: The Morayfield Neighbourhood Plan projects a further 18,163 residents in the existing project area alone by 2046 — before counting the 26,000 planned for Morayfield South. Queensland attracted over 25% of Australia’s total population growth between Q1 2020 and Q3 2025, while dwelling completions lagged significantly. Greater Brisbane added 58,200 residents in 2024–25 alone. Morayfield sits directly in the path of this structural demand with the planning framework, infrastructure investment and retail amenity to absorb and benefit from it.
Policy Impact
2026 Federal Budget — What It Means for Morayfield
The 2026 Federal Budget, delivered 12 May 2026, introduced the most significant housing and property tax reforms in decades. Morayfield’s high renter proportion (45.2%), active new supply pipeline and Principal Activity Centre status give each measure specific implications for property owners in this suburb.
Negative Gearing Now Law: Restricted to New Builds (from 1 July 2027)
Under legislation passed on 25 June 2026, investors purchasing established residential properties after Budget night (12 May 2026) can no longer offset rental losses against other income from 1 July 2027. Properties purchased before 7:30pm on Budget night (12 May 2026) are grandfathered in full. CBA modelling estimates this could leave prices approximately 3% lower than they otherwise would have been — reducing their national price growth forecast from 5% to 3% for 2026.
For Morayfield sellers: The grandfathering clause preserves the full investment appeal of established Morayfield homes purchased before Budget night. Investors redirected by the reform may channel capital into Morayfield South’s new-build pipeline — potentially delivering a demand boost to the very growth area that will ultimately serve the established suburb as its services hub.
Moderate Impact — Established Investor Stock Well Grandfathered
Capital Gains Tax Reform Now Law: 50% Discount Replaced from 1 July 2027
The 50% CGT discount has been replaced by legislation with CPI-adjusted cost base indexation plus a minimum 30% tax rate on real capital gains accruing on or after 1 July 2027. Gains accrued before 1 July 2027 retain the existing discount treatment in full — the change only applies to future gains accumulating from that date. For discretionary trusts, the 30% minimum rate applies from 1 July 2026.
For Morayfield sellers: Given 26.3% annual growth, investors holding since any point before 2024 have accumulated very significant gains. Completing a sale before 1 July 2027 locks in the full 50% CGT discount on all gains accrued to that point — a material timing consideration, particularly for investors within or near the proposed mixed-use precincts.
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 directly support new housing delivery. Morayfield’s demographic profile (median age 34, 28% of residents under 20, 45.2% renters) makes it one of the most FHB-relevant suburbs in the corridor. Queensland Government stamp duty concessions for FHBs purchasing new homes further enhance affordability for buyers entering the Morayfield South market.
For Morayfield sellers: These measures expand the eligible buyer pool for established properties in the $770K–$976K range where most of Morayfield’s house market transacts. A larger first-home buyer cohort in this price segment directly supports vendor outcomes and maintains competitive auction dynamics.
Positive for Sellers — Larger Buyer Pool in Key Price Band
RBA Cash Rate at 4.35% — Three 2026 Hikes
The Reserve Bank hiked the cash rate three times in 2026 (February, March and May), taking it from 3.60% to 4.35%. For Morayfield, where median household income of $1,442/week means mortgage repayments already represent 22–29% of household income, rate rises are felt more acutely than in higher-income corridor suburbs like North Lakes or Narangba. However, for the suburb’s 45.2% renter cohort, rate rises are indirect — they keep renters renting, sustaining rental demand and income for investor-owners. The RBA paused in June 2026 to assess the impact of its three hikes.
For Morayfield sellers: Higher rates have moderated buyer borrowing capacity, yet Morayfield’s 15-day median days on market confirms demand remains robust. CommBank revised national price growth forecasts from 5% to 3% post-budget — but Moreton Bay’s structural supply-demand imbalance positions the corridor to outperform national aggregates.
Mixed — Price Point Keeps Market Within Reach for Dual-Income Buyers
Bottom line for sellers: The 2026 budget reforms create a narrowing window of opportunity. Morayfield’s 26.3% annual growth rate means substantial gains have accrued — and the CGT discount applies in full to those gains if a sale settles before July 2027. With a 15-day median days on market, the second highest capital growth in the northern corridor, and one of the most compelling forward growth stories in SEQ (Neighbourhood Plan density uplift, 9,800-home Morayfield South pipeline, Principal Activity Centre status), vendors who move in the current environment retain maximum leverage.
Forward View
Rental Growth & Market Outlook
Morayfield’s rental market is outperforming the broader region, with house rental growth running at 8.6% year-on-year — nearly double the Moreton Bay average of 4.8%. An estimated vacancy rate of just 0.9% confirms genuine rental scarcity, while the ongoing influx of young families and workers sustains demand across both house and unit segments.
Units — Morayfield
Houses — Moreton Bay
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 Treasury Laws Amendment (Tax Reform No. 1) Bill 2026 passed both houses of Parliament on 25 June 2026. Supplementary legislation to address small business CGT carve-outs and the co-owner grandfathering issue is expected later in 2026 and may affect some investors.. 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: 30 June 2026.