Redland Bay (4165) sits at the southern end of Redland City, approximately 35 kilometres south-east of Brisbane CBD, fronting Moreton Bay and serving as the departure point for the Southern Moreton Bay Islands. Its SEIFA IRSAD score of 1016 places it in decile 7 of 10 nationally and at the 78th percentile within Queensland, putting it in the advantaged band and modestly above the national mean of 1000. That reading reflects a suburb where household incomes, educational attainment, and occupational profiles sit comfortably above the state midpoint. For investors, the score is a useful macro anchor, not a verdict on any individual property.
ABS 2021 IRSAD release. Score 1016 (national mean = 1000).
A SEIFA IRSAD score of 1016 in decile 7 tells a specific story. Redland Bay is not in the top tier of South-East Queensland's most affluent coastal corridors, but it is meaningfully above average, and that matters for three of PropertyRanker's twelve scoring criteria. On economic_strength, the above-mean score supports the case that the local tenant and buyer pool carries reasonable income capacity, which underpins both rental demand and resale liquidity. On hazard_risk, higher-decile suburbs tend to correlate with better-maintained housing stock and lower exposure to chronic socioeconomic stress, though coastal and low-lying flood overlays in Redland Bay must still be checked at the individual lot level. On entry_point_risk, a decile 7 reading suggests the suburb is unlikely to be priced on speculative fundamentals alone, but it also means the deep-discount entry points more common in decile 3 or 4 suburbs are rarely available here.
The suburb's character adds context to the number. Redland Bay transitioned from farming and fishing to residential use largely after 2000, producing a relatively modern housing stock spread across a large 46-square-kilometre footprint. The population of around 17,000 is predominantly owner-occupier, the median age sits at 40, and the area has no train connection, meaning car dependency is high and rental demand is more likely to come from families and sea-change buyers than from inner-city commuters. That profile aligns most naturally with PropertyRanker's Capital Growth strategy (targeting gross yields around 3.5 percent) or its Balanced strategy (around 5 percent), rather than the High Yield or Regional strategies, which typically require a different supply-demand dynamic. Investors chasing yields above 6 percent should stress-test vacancy rates carefully before assuming the bayside lifestyle premium translates into strong rental returns.
Redland Bay's house market is running strongly, with CoreLogic data (via yourinvestmentpropertymag.com.au) recording a median sale price of $1,165,000 and annual capital growth of 22.98% in the 12 months to May 2026, on the back of 346 house sales. propertyvalue.com.au reports an average vendor discount of -4.5% and a median of just 17 days on market, while the REIQ noted Redland City LGA reached a median of $941,000 in the December 2024 quarter, confirming a sustained upswing from $836,250 recorded for the suburb in early 2024.
Anchor points pulled per refresh from publicly available suburb profiles. Approximate; not a moving average.
Days on market of 17-18 days is fast and vendor discounting of -4.5% is tight, with vacancy at 1.34-1.5% holding stable, producing a warming composite signal.
Sources: Redland Bay QLD 4165 Suburb Profile & Property Report (2026-09-02); Redland Bay House Prices & Property Trends (2026-01-01); Redland City Suburb Report - Redland Bay QLD (2025-01-07); Queensland property continues to inspire confidence (REIQ Dec Q 2024) (2025-03-01); Redlands Real Estate Trends: Housing Market Insights 2024 (2024-01-17) · Refreshed 18 Sep 2026
PropertyRanker scores any Australian property against 12 criteria across three pillars: Growth, Cashflow, and Risk. SEIFA is a primary signal for economic strength and a supporting one for entry-price risk. It also informs the crime side of hazard risk, though physical overlays like flood, bushfire and coastal exposure, and recorded crime data where available, take priority there. The decile of 7 shown above gives a listing in Redland Bay a stronger starting line on economic strength than the national median postcode, and a softer one on entry-price risk, since more advantaged postcodes usually carry higher entry prices.
On top of that, PropertyRanker chooses one of four strategies (Balanced, Growth, Yield, Regional) and applies a per-strategy yield anchor. The anchors are 3.5% for Growth, 5% for Balanced, 6% for Yield, and 7% for Regional. A postcode at this level of relative advantage tends to suit the Growth (3.5% anchor) and Balanced (5% anchor) strategies more readily than Yield (6%) or Regional (7%), because a higher entry price compresses the gross yield a listing can reach without a specific value-add.
Read the scoring guide for the full criteria list and how the verdict thresholds work.
A postcode-level SEIFA reading cannot see the things that most determine whether a specific listing is a sound investment. Before acting, investors should confirm the following. First, check flood and coastal overlay status at the individual lot level through Redland City Council's mapping tools; parts of Redland Bay sit close to tidal and low-lying areas where inundation risk varies significantly street by street. Second, review current SQM Research vacancy data for postcode 4165 to confirm whether rental demand is tightening or softening relative to the broader Redlands market. Third, if the listing is a unit or townhouse, obtain the body corporate financials and sinking fund balance, as strata health is invisible in any suburb-level score. Fourth, price the listing against recent comparable sales in the immediate street or estate rather than suburb-wide medians, which can mask wide internal variation in a suburb this large. Score the specific listing in PropertyRanker to get a verdict that accounts for all twelve criteria, including the factors a postcode-level reading like SEIFA cannot reach.
A SEIFA IRSAD score of 1016, placing Redland Bay at the 78th percentile within Queensland and in the advantaged band nationally, indicates a suburb where household incomes, educational attainment, and occupational profiles sit comfortably above the state midpoint. PropertyRanker uses that reading as a positive signal across three of its twelve criteria, specifically economic_strength, hazard_risk, and entry_point_risk. What the score does not do is replace analysis of an individual listing; investors should score a specific property to see how those three criteria interact with the remaining nine, including local supply conditions and lot-level hazard overlays.
The suburb's demographics point most directly toward the Capital Growth strategy (anchored around 3.5 percent gross yield) or the Balanced strategy (anchored around 5 percent), given that the population skews toward owner-occupiers, has a median age of 40, and draws sea-change families rather than inner-city commuters. Redland Bay has no train connection, with public transport limited to infrequent bus routes, which constrains the renter pool to car-dependent households and makes the High Yield or Regional strategies harder to justify on current demand characteristics. Investors targeting yields above 6 percent should stress-test vacancy assumptions carefully before assuming the bayside lifestyle premium translates into strong rental returns.
Redland Bay is a coastal suburb fronting Moreton Bay, and Redland City Council's own planning overlays identify exposure to storm tide inundation, creek flooding (particularly around the Weinam Creek precinct), and low-to-high landslide hazard in the western and southern fringes of the suburb. Flood modelling for parts of the suburb remains under active review, with Council investigating mitigation works for creek locations as recently as early 2026. PropertyRanker's hazard_risk criterion uses SEIFA as one input, but the decisive check for any individual lot is the Redland City Plan's flood and storm tide overlay, which must be reviewed at the cadastral level before drawing conclusions about a specific property.
Redland Bay itself has no train station; the nearest rail access on the Cleveland line terminates at Cleveland, which is a separate suburb requiring an additional road or bus leg. Public transport within Redland Bay is limited to infrequent bus services, meaning almost all residents depend on a private vehicle for daily needs. For investors, this structural characteristic shapes the likely tenant profile toward families and sea-change buyers rather than commuters, which tends to support longer tenancies but can limit the breadth of rental demand and reduce the suburb's suitability for strategies reliant on high-turnover, yield-driven tenants.
PropertyRanker runs twelve scoring criteria across four strategy overlays, with the SEIFA IRSAD decile 7 reading for postcode 4165 directly informing the economic_strength, hazard_risk, and entry_point_risk scores as macro anchors. The remaining criteria draw on listing-level inputs, so the final score for any property in Redland Bay will depend on details such as the specific lot's flood overlay status, the asking price relative to comparable sales, and the gross yield implied by local rental evidence. Score the specific listing on PropertyRanker to see how all twelve criteria resolve for that address rather than relying on the suburb-level SEIFA signal alone.
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