What Property Investors Need to Know About the Moreton Bay Rental Market in 2025

The Moreton Bay region has long been a magnet for savvy property investors seeking healthy returns and strong capital growth within Queensland’s bustling South East. As we settle into 2025, the local rental market remains a compelling proposition for both seasoned landlords and those looking to step into property investment for the first time.

In this comprehensive guide, we unpack what investors should know about the Moreton Bay rental market in 2025, focusing on key suburbs such as Burpengary and Morayfield, and providing practical tips on how to secure the best possible return on investment (ROI).

A Snapshot of the Moreton Bay Rental Market in 2025

Over the past few years, Moreton Bay has seen significant population growth, driven by its affordability compared to Brisbane, lifestyle appeal, and ongoing infrastructure improvements. This growth has bolstered rental demand, placing upward pressure on rents and yielding attractive returns for landlords.

Current vacancy rates across Moreton Bay remain tight, hovering around 1.2% at the start of 2025. This figure is below the balanced market level (around 3%), highlighting a shortage of available rental properties relative to tenant demand. This imbalance has led to rent increases in many suburbs, benefiting property owners with higher yields. (Source: Queensland Government Statistician’s Office, Residential Tenancies Authority, or SQM Research)

Rental Yields: Spotlight on Burpengary and Morayfield

When considering where to buy for strong rental income, Burpengary and Morayfield consistently stand out in the Moreton Bay region.

• Burpengary Rental Yields: Investors in Burpengary can expect gross rental yields averaging between 4.5% and 5.2% for houses, depending on property type and location. Units and townhouses, although less common in this suburb, can achieve yields in the region of 5.5% or higher due to their relative affordability and appeal to young couples and downsizers.
  
  
• Morayfield Property Investment Returns: Similarly, Morayfield remains a high-demand suburb for renters, especially families and young professionals who value its proximity to schools, shopping precincts, and transport links. Rental yields for houses typically sit around 4.8% to 5.3%, while newer townhouses and villas may offer slightly better returns, given the lower maintenance costs and modern amenities.
  

These figures position both suburbs well above the Brisbane metropolitan average, making them attractive choices for investors seeking stable cash flow. (Source: Domain Rental Market Report Q2 2025)

Tenant Demand: Who’s Renting in Moreton Bay?

Understanding your target tenant market is key to minimising vacancy periods and maintaining a steady rental income. In Moreton Bay, tenant demographics are broad but share some common themes:

• Young families: Drawn by affordable housing, good schools, and family-friendly amenities.
  
  
• Essential workers: Nurses, teachers, tradespeople, and retail staff who prefer living close to their workplaces.
  
  
• Interstate migrants: Many new arrivals from southern states continue to move into the region, bringing fresh demand for rental housing.
  

Homes offering three or four bedrooms, more than one bathroom, secure parking, and convenient access to public transport or main roads are highly desirable.

Vacancy Rates: Why Tight Supply is Good News for Landlords

The tight rental supply in Moreton Bay means well-presented properties rarely sit empty for long. In suburbs like Burpengary and Morayfield, quality listings often attract multiple applications, allowing landlords to choose the best tenants and negotiate favourable lease terms.

A low vacancy rate also enables steady rent increases over time, ensuring your investment keeps pace with inflation and rising holding costs.

Where to Buy: Suburbs with Promising Potential

Aside from Burpengary and Morayfield, a few other localities within Moreton Bay are worth watching in 2025:

• Narangba: A family-friendly suburb with great schools and a growing number of new estates. Rental yields remain competitive, and ongoing infrastructure upgrades continue to lift demand.
  
  
• Caboolture: Offering a mix of older homes and new developments, Caboolture appeals to budget-conscious renters and provides investors with solid yields and room for capital growth.
  
  
• Deception Bay: This up-and-coming coastal suburb offers property prices that remain more accessible than many of Brisbane’s bayside locations, presenting a promising opportunity for long-term investors seeking value and future growth.
  

When choosing where to buy, consider proximity to schools, shopping centres, public transport, and planned developments. These factors strongly influence tenant appeal and future value.

How to Maximise ROI in the Moreton Bay Rental Market

Getting the most from your investment involves more than just choosing the right suburb. Here are some tried-and-tested tips for maximising returns:

1. Buy Smart, Not Just Cheap

Focus on properties that appeal to the widest tenant pool. Features like extra living space, modern kitchens, air conditioning, and secure parking can justify higher rents and reduce tenant turnover.

2. Present Well

Properties that are clean, well-maintained, and neutrally styled attract better tenants who are willing to pay a premium for comfort and presentation. Consider minor cosmetic upgrades if you’re buying an older property — fresh paint, modern fixtures, and low-maintenance landscaping often deliver a solid return on investment.

3. Set the Right Rent

Overpricing can lead to extended vacancy periods while underpricing leaves money on the table. Use up-to-date local data to set your rent competitively, and review it annually in line with market changes.

4. Engage a Local Property Manager

A local expert understands the nuances of the Moreton Bay rental market, screens tenants thoroughly, handles maintenance promptly, and stays on top of changing regulations. This peace of mind allows you to focus on the bigger picture — growing your portfolio.

5. Plan for the Long Term

Consider the total cost of ownership, including insurance, rates, and potential repairs. Building a financial buffer ensures you can weather unexpected expenses without stress.

The Benefits of Working with Local Experts

While online research is helpful, nothing beats local knowledge. A property management team based in Moreton Bay can provide insights you won’t find in generic market reports,  such as street-level trends, tenant preferences, and real-time rental comparisons.

At First National Moreton, we’re committed to providing open, straightforward communication and personalised guidance to help our landlords achieve the best possible returns. With a proactive approach, our experienced team takes care of everything from property marketing and tenant selection to regular inspections and organising maintenance, ensuring your investment stays profitable and hassle-free.

Final Thoughts: Is Now a Good Time to Invest in Moreton Bay?

In short, yes. Despite economic fluctuations, the Moreton Bay region remains underpinned by strong population growth, a healthy job market, and ongoing infrastructure spending, all of which support sustained demand for rental housing.

Suburbs like Burpengary and Morayfield continue to deliver reliable yields and low vacancy rates, giving investors the rare combination of cash flow and growth potential. With the right strategy and local support, your investment can thrive in 2025 and well into the future.

Ready to Explore Your Next Investment Opportunity?

Whether you’re new to property investment in QLD or looking to expand your portfolio, the First National Moreton team is here to help you navigate the local market with confidence.

Contact us today to discover how we can help you find the perfect investment property, attract quality tenants, and maximise your returns in the Moreton Bay rental market in 2025 and beyond.