Prepared June 2026 · Affinity Property Australia
The Narangba Growth Report
Queensland’s fastest-growing family suburb: 23.5% capital growth, 14 days on market — and a planning pipeline that’s just getting started.
$1.14M
Median House Value
+23.5%
12-Month Growth
14 Days
Median Days on Market
$650/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
Narangba is the largest suburb in the north Brisbane corridor at 43.3 km², home to Queensland’s youngest and most family-oriented community — and currently delivering the strongest capital growth rate in this series at 23.5% year-on-year. With 16 active residential estates, a confirmed Park and Ride expansion, and a major planning investigation that could unlock thousands of new homes east of the station, Narangba is at a genuine inflection point.
$1.14m
Median VALUE — Houses
↑ 23.5% year-on-year (April 2026)
$690.8K
Median value — Units
↑ 25.4% year-on-year (April 2026)
14
Median Days on Market
vs 17 days — Moreton Bay avg
3.7%
Gross Yield — Houses
Median rent: $650/week
4.6%
Gross Yield — Units
Median rent: $600/week
401
Houses Sold (12 Months)
387 new sale listings
Price Performance
A Decade of Capital Growth
Narangba house values have surged from $468K in April 2017 to $1.14M in April 2026 — a 144% increase over nine years. The 23.5% year-on-year gain recorded in 2026 is the strongest annual growth rate in the suburb’s recent history outside of the 2022 boom, and reflects a renewed and sustained acceleration that began in mid-2025. Want to know how these Narangba market trends have affected your home or rental property? Use our property valuation estimate tool to find out.
Units
Key insight for sellers: Narangba house values have risen 23.5% over the past 12 months — adding approximately $218,000 in median value since April 2025. The current median value of $1.14M represents the highest point in the suburb’s recorded history. If you purchased at any point before 2024, you are sitting on very substantial equity gains that are now delivering returns comparable to the 2022 boom cycle.
RECENT TREND
12-Month Median Value Trajectory
Monthly median values from May 2025 through April 2026 tell a compelling story of consistent, uninterrupted growth. Narangba houses climbed from $935K in May 2025 to $1.14M by April 2026 — crossing the $1 million barrier in October 2025 and showing no sign of slowing. Units have been equally impressive, rising from $546K to $691K across the same period.
Units
Moreton Bay
| Price Quartile | Houses | Units |
|---|---|---|
| Upper Quartile (75th percentile) | $1,130,000 | $650,000 |
| Median (50th percentile) | $970,000 | $625,500 |
| Lower Quartile (25th percentile) | $853,000 | $560,000 |
| Gross rental yield | 3.7% | 4.6% |
| Median asking rent (weekly) | $650 | $600 |
| Annual rental growth | +4.8% | +11.1% |
| Median days on market | 14 days | 15 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 Narangba?
Narangba is the most family-oriented suburb in the north Brisbane corridor. With a median age of just 33 years, a dominant household structure of couples with children (53.7%), and above-average household incomes of $2,207 per week, Narangba’s buyer and tenant base is defined by stable, professional families who prioritise space, school catchments and community — exactly the profile that drives sustained long-term property demand.
Moreton Bay
Moreton Bay
Market Activity
Supply, Demand & Velocity
Narangba is operating as a seller’s market. At 14 days median on market — three days faster than the Moreton Bay regional average of 17 — properties are moving with urgency. New listings have steadily recovered through early 2026 after troughing in late 2025, signalling growing seller confidence at record price levels.
Moreton Bay
Why Narangba Is Growing
Structural Growth Catalysts
Narangba’s growth story is underpinned by a unique combination of demographic tailwinds, planning activity and infrastructure investment that sets it apart from every other suburb in the north Brisbane corridor. The following catalysts explain why 401 houses sold in the past 12 months at an accelerating median price.
🏗
Narangba East Planning Investigation
The Narangba East Rural Residential Investigation Area (RRIA) — one of the largest remaining urban investigation areas in southern Moreton Bay — is being actively assessed for future residential development centred on the train station as a transit hub. A 2026 TLPI continues to manage the process, with potential for thousands of new dwellings over coming decades. Early urban transition areas near Old Gympie Road have already been identified.
🏭
Narangba Innovation Precinct East
One of very few locations in Queensland capable of hosting large-scale, hard-to-locate industries — waste handling, recycling, agricultural manufacturing and Special Impact uses. Planning Scheme Amendment No. 5 was sent to the Minister in December 2025. Moreton Bay Mayor Flannery has flagged that the City rejects 60% of industrial enquiries due to land scarcity, and that 80,000 residents commute out of the City weekly — a gap the Precinct directly addresses.
🚆
Station Park & Ride Expansion (2026)
TMR confirmed 300,000+ annual trips through Narangba Station — exceptional for an outer-ring suburb at this distance from Brisbane CBD. A major Park and Ride expansion is underway, adding 100+ spaces and increasing capacity to nearly 500 bays. Early works began September 2025; construction commenced March 2026 with completion expected late 2026. Accessibility upgrades, CCTV and pedestrian works included.
🏠
Youngest & Most Family-Driven Suburb
Narangba’s median age of 33 years and 10–19 dominant age cohort create a sustained, multi-cycle demand base. Families with school-age children are the most stable owner-occupier demographic in Australian residential property — they stay for schooling duration, support price floors during downturns, and generate consistent rental demand from younger families entering the suburb. No other suburb in this report series matches Narangba’s family concentration.
Structural undersupply context: 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 — a 2.1% growth rate second only to Perth nationally. Narangba’s estimated mid-2024 population of ~23,130 reflects approximately 3% annual growth — tracking well ahead of national averages and creating persistent housing demand across the suburb’s full price spectrum.
Policy Impact
2026 Federal Budget — What It Means for Narangba
The 2026 Federal Budget, delivered 12 May 2026, introduced the most significant housing and property tax reforms in decades. Narangba has one of the most nuanced responses to these reforms of any suburb in the corridor — given its 16 active residential estates and the intersection of negative gearing reform with its new-build supply pipeline.
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 Narangba: This reform cuts both ways. Narangba’s 16 active housing estates deliver exactly the type of new-build product that retains full negative gearing access post-budget — making new-estate Narangba an attractive destination for investors redirected from established markets. However, this same dynamic could concentrate investor demand in new-estate product, potentially creating a two-speed market between new builds and established homes. Owner-occupier demand — which dominates at 74.9% — provides a strong buffer.
Moderate — Two-Speed Market Risk; Established Homes Well-Buffered
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 Narangba sellers: If you hold an 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. At 23.5% annual growth, investors who purchased in 2021–2024 have accrued very significant gains. The window to lock in the full discount on those gains closes in 13 months. For Narangba’s new-build investors, the CGT reform creates an additional tax advantage over established-home investors — further differentiating the two market segments.
Moderate Impact — Consider Sale Timing Before July 2027
First Home Buyer Support — Directly Relevant in Narangba
Expanded government guarantee schemes allow eligible first home buyers to purchase with a smaller deposit. The 100,000 Homes for First Home Buyers program and a $2 billion Local Infrastructure Fund were also announced to support new housing supply delivery.
For Narangba: With a median age of 33 and a dominant 10–19 age cohort, Narangba has an unusually high proportion of residents who are approaching first home buyer age over the next decade. The suburb’s 16 active estates deliver new housing supply at price points that directly intersect with FHB budgets — and Narangba’s strong school catchments and family amenity make it a natural destination for this demographic. Queensland State Government stamp duty concessions for new builds purchased by first home owners amplify the effect.
Positive — Enlarged Buyer Pool; Estate Product Well-Positioned
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% — reversing all three cuts made during 2025. Each 25bp rise reduces average borrowing capacity by approximately $12,000–$14,000 (higher for Narangba’s above-average income households). The RBA has signalled a pause at its June meeting to assess the impact.
For Narangba: With a median household income of $2,207/week (~$114,764 p.a.), Narangba’s borrowers have above-average rate resilience compared to the north Brisbane corridor average. However, HTAG’s “Years to Own” metric of 45 years confirms affordability is stretched even at this income level. Three hikes remove approximately $42,000 from buyer capacity — a material headwind at a $1.14M median value. The 14-day median days on market confirms that demand has absorbed this constraint thus far.
Mixed — Above-Average Income Buffers Rate Impact; Affordability Stretched
Bottom line for sellers: The 2026 Federal Budget creates a closing window of opportunity. The full 50% CGT discount applies to all gains accrued before July 2027 — and at 23.5% annual growth, Narangba’s vendors have accumulated very significant gains in the past two to three years. Selling in the current environment — 14-day median days on market, record median values at $1.14M, and strong owner-occupier demand — gives Narangba vendors maximum leverage before any policy-driven softening takes hold. The grandfathering clause also preserves established Narangba homes as attractive investment assets for homeowners who choose to convert their existing place of residence into a rental property before the negative gearing cut-off.
Forward View
Rental Growth & Market Outlook
Narangba’s rental market is outperforming the broader region, with unit rental growth at 11.1% year-on-year — well above the Moreton Bay average of 7.7%. House rental growth at 4.8% is running in line with the region. With 353 rental rate observations across the suburb, the market provides meaningful data depth, and the trajectory from $620/w (May 2025) to $650/w (April 2026) for houses tells a clear story of consistent upward pressure.
Units — Narangba
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.This report does not constitute financial, investment or legal advice. Always consult qualified professionals before making property decisions. Report date: 30 June 2026.