It was only 25 years ago that this southern coastal area of Greater Brisbane was considered a relatively sleepy seaside community.

But, back then, homebuyers and developers had already started to take notice of its myriad charms with new residential development from Capalaba to Cleveland and Mount Cotton to Redland Bay transforming it into the thriving coastal hub that it is today.

The Redlands City Council region of Greater Brisbane is affectionally known as “The Redlands” by locals as well as those who live in the big smoke up the road. Most Brisbane residents know someone who lives there, or perhaps they themselves did once, too.

It’s also highly likely they have caught the ferry from Cleveland to the most famous of the Southern Moreton Bay Islands, Stradbroke, commonly called Straddie as well.

Whatever their history with the place, the Redlands of their youth is no longer, with the region now boasting major infrastructure projects aplenty, a booming local economy, and strong demand from homebuyers and investors alike.

So, given the region hugs Moreton Bay, let’s take a deep dive into its many charms, shall we?

Diverse economy

Redland City’s economy is diverse, with key sectors including healthcare and social assistance, retail trade, education and training, construction, and manufacturing.

The healthcare and social assistance sector is the largest employer, reflecting the city’s aging population and the demand for health services, however, new younger residents are increasingly calling the area home.

Retail trade is also a significant part of the local economy, driven by the needs of the growing population, with a variety of major retail precincts located throughout the region.

Capalaba is the Redlands’ most populous suburb and is the city’s major business and retail centre.

The suburb has a bus interchange and strong road links to much of the Redlands as well as eastern Brisbane, the CBD and the Gateway Motorway.

The Redlands is also well-serviced by Queensland Rail with the Cleveland train line boasting stations at Thorneside, Birkdale, Wellington Point, Ormiston and Cleveland.

It was also recently announced that the new Brisbane Metro electric bus service could extend to the Redlands under a major multi-government proposal to solve a critical public transport shortage before the 2032 Brisbane Olympics.

Twenty-two new stations could be built on an extended network to Carseldine, Capalaba, Springwood and the airport, through Airportlink, Doomben and DFO, according a recent news report.

Rising market

The property market in the Redlands has experienced robust growth over recent years, however, it still remains relatively affordable compared to other parts of Brisbane.

The Canstar 2024 Rising Stars report also recently named the Redland suburb of Cleveland as one of 10 Greater Brisbane locations primed for further price growth in 2024.

“The Redland City component of the Greater Brisbane area has been under-rated in the past but is attracting more demand for its relatively affordable bayside lifestyle,” the report said.

“Cleveland fronts Moreton Bay, has good infrastructure and commuter train links to central Brisbane. The dwelling mix includes canal residential. Vacancies are low and the growth record is strong. Units are selling quickly here, with prices typically in the $500,000s.”

House prices vary across the region, with some suburbs recording median house prices above $1 million after strong double-digit growth over the past year.

That said, there remains a variety of opportunities for homebuyers and investors in the area priced well below that figure – as long as you know where to look and what to look for, of course!

And one of the many things that I love about the Redlands is that its property stock is predominantly detached houses with many ripe for renovation after being constructed 20 or 30 years ago. 

Strong rental conditions

Vacancy rates in all suburbs in the Redland Bay LGA are tight and well under the three per cent considered a balanced market.

This low vacancy rate is driven by strong demand from both renters and investors, as well as limited new housing supply in some areas.

In fact, the highest vacancy rate was just 1.3% in Capalaba, according to PropTrack data, while the lowest was literally zero in Thorneside. These sorts of metrics show a rental market struggling with a severe undersupply of rental housing.

Unsurprisingly given these super low vacancy rates, median asking rents for houses are on the rise, up by 9% in Alexandra Hills in the past 12 months, while median asking rents for units are up by 15% in Thornelands during the same period.

Ormiston now has the highest median asking rent for houses of $730 per week and units of $700 per week.

Yields in the house market range from 3.5% in the more expensive Ormiston to 6.3% on Russell Island, where property prices are more affordable than the mainland.

In the unit market yields range from 4.4% in Wellington Point and Redland Bay up to 5.4% in Thorneside.

Without question, the Redlands has more charms than a teenager’s Pandora bracelet, but it is also a dynamic and growing area that offers a high quality of life, a strong local economy, and a diverse property market.

With its heady mix of coastal and suburban living, ongoing infrastructure projects, and strong population growth, Redland City is poised for continued success as one Brisbane’s most thriving regions.

Key attributes

• Proximity to CBD, Airport, and Port
• Relative affordability
• $2.3 billion Shoreline project
• Tourism gateway to Moreton Bay
• Proposed Olympic Whitewater Centre
• Weinam Creek Priority Development
• Southern Redland Bay state priority growth area
• Appealing with easy access to both Brisbane and the Gold Coast