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Kewarra Beach vs Douglas vs Smithfield — which is best for yield?

Same eight metrics, scored against the same benchmark, ranked against a $900kbudget. Look for where one suburb is materially ahead — that's the dimension that should sway your call.

  1. Kewarra Beach

    QLD · 4879
    54Average
    Median
    $700k
    5y growth
    8.5%/yr
    GrowthStable entry point

  2. Douglas

    QLD · 4354
    53Average
    Median
    $700k
    5y growth
    8.5%/yr
    GrowthStable entry point

  3. Smithfield

    QLD · 4878
    54Average
    Median
    $700k
    5y growth
    8.5%/yr
    GrowthStable entry point

Metric breakdown

Each row scores 0–100 against a fixed benchmark. The leader on each row is highlighted.

Metric · weight
Kewarra Beach
Douglas
Smithfield
Capital growth (5y)
weight 22%
858.5%/yr
858.5%/yr
858.5%/yr
Rental yield
weight 13%
633.2%
532.7%
623.1%
Rental demand
weight 10%
452.2%
452.2%
452.2%
Population growth
weight 12%
10010.0%
10010.0%
10010.0%
Income growth
weight 12%
5213.0%
5213.0%
5213.0%
Construction pipeline
weight 15%
0–
0–
0–
Affordability
weight 8%
2222% under cap
2222% under cap
2222% under cap
Supply tightening
weight 8%
30+4.0% YoY
30+4.0% YoY
30+4.0% YoY

Winner per dimension

Where each suburb leads the field, with the count of dimensions won.

  1. Kewarra Beach

    1/8
    • Rental yield

  2. Douglas

    0/8

    No outright lead on any single dimension.

  3. Smithfield

    0/8

    No outright lead on any single dimension.

Why Kewarra Beach

Stable entry point

population +10.0% (5y), 8.5%/yr capital growth.

Drivers
  • Population growth+10.0% (5y)
  • Capital growth8.5%/yr
  • Rental yield3.2%
Risks
  • No major construction project in this state

Construction ·Cross River Rail — Roma Street1406.8 kmConstruction · 2026

Why Douglas

Stable entry point

population +10.0% (5y), 8.5%/yr capital growth.

Drivers
  • Population growth+10.0% (5y)
  • Capital growth8.5%/yr
Risks
  • No major construction project in this state

Construction ·Cross River Rail — Roma Street110.1 kmConstruction · 2026

Why Smithfield

Stable entry point

population +10.0% (5y), 8.5%/yr capital growth.

Drivers
  • Population growth+10.0% (5y)
  • Capital growth8.5%/yr
  • Rental yield3.1%
Risks
  • No major construction project in this state

Construction ·Cross River Rail — Roma Street1401.9 kmConstruction · 2026