Suburb overview
Murrumba Downs is a regional centre in Queensland, Australia, with a population of approximately 10,795, making it a smaller community. Located approximately 23 km from the Brisbane CBD, Murrumba Downs is a regional area in Queensland. The median household income is $95,004 per year.
Location
Key indicators
Postcode
4503
Postcode for Murrumba Downs, from a community postcode dataset cross-checked against Australia Post. A postcode may cover multiple suburbs.
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Population
10,795
Usual resident population at the most recent census.
Median weekly rent
$665/wk
Median weekly rent — as at Mar 2026, Residential Tenancies Authority (Qld) (CC BY 4.0).
Distance to CBD
23 km
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Housing
Median monthly mortgage
$1,863/mo
Monthly median mortgage repayment for households currently paying off a mortgage.
Home type
70% houses
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Why people like living in Murrumba Downs
- Outer-metro setting about 23 km from Brisbane — more space, quieter streets.
- Country-town feel with lower density and slower pace of life.
Who Murrumba Downs suits
Pros and cons
Pros
- Rent sits within an affordable share of local incomes, supporting tenant demand.
- Lower purchase prices and more land for the money.
- Established infrastructure and existing community base.
Cons
- Traffic can build during peak hours, especially on arterial roads.
- Prices may rise further as demand continues.
Investment insight
Murrumba Downs's population of 10,795 sits 97% above the Queensland suburb median of 5,474, giving it a wider tenant and buyer catchment than the average QLD locality. Households here earn $95,004/year on average — 5% above the QLD suburb median of $90,298 — a modest premium that supports resilient owner-occupier demand. Median rent of $665/week (as at Mar 2026, Residential Tenancies Authority (Qld)) equates to roughly $2,882/month — about 155% of the $1,863/month median mortgage repayment recorded at the 2021 Census. On those figures rental income covers most or all of the recorded repayment, but repayments on new loans have risen with interest rates since 2021, so re-run the coverage at today's rates before treating this as a cash-flow suburb. 23 km from Brisbane places Murrumba Downs in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs.
Investment tip
This suburb suits yield-focused investors who are comfortable with lower liquidity. Employment concentration and local population trends matter more here than in metro markets. At the 2021 Census, local rents consumed roughly 20% of household income — a dated but useful sanity check on tenant affordability.
Murrumba Downs vs Queensland median
How Murrumba Downs stacks up against the median of all Queensland suburbs in our dataset. Positive values mean Murrumba Downs sits above the state median; negative means below.
| Metric | Murrumba Downs | QLD median | Δ vs state |
|---|---|---|---|
| Population | 10,795 | 5,474 | +97% |
| Median household income | $95,004/yr | $90,298/yr | +5% |
| Median rent (weekly, 2021 Census) | $360 | $385 | -6% |
| Median mortgage (monthly, 2021 Census) | $1,863 | $1,733 | +8% |
| Distance to CBD | 23 km | 62 km | -63% |
| Separate houses | 70% | 77% | -7pp |
Investor checklist
Pre-inspection briefing for Murrumba Downs — every item is derived from public datasets, with full citations in our data sources page.
- Market depth: 10,795 residents — 197% of the QLD suburb median (5,474).
- Purchasing power: median household income $95,004/year (+5% vs Queensland suburb median of $90,298).
- Cash-flow coverage (2021 Census): $360/week rent (≈ $1,560/month) covered ~84% of the $1,863/month median mortgage at the 2021 Census — verify against current rents and rates.
- CBD access: 23 km straight-line from Brisbane (state suburb median 62 km).
- Dwelling mix: 70% separate houses — house-dominant market (vs 77% state median).
- Rate stress-test: budget ~$186/month extra for a 1-percentage-point RBA rate rise on top of the $1,863/month median repayment.
- Tenant rent burden: 20% of the median household income is spent on rent — comfortably affordable.
Investment strategy
Solid buy-and-hold profile: a population of 10,795 and household income close to the QLD median ($95,004 vs $90,298) give the market enough depth for patient capital growth without the premium entry price of inner suburbs.
Moderate rental coverage at the 2021 Census: rent of $360/week covered 84% of a $1,863/month mortgage, a $303/month gap bridged with equity, depreciation and tax benefits. Re-check with current rents and rates before committing.
With 70% houses in a 10,795-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Risk factors
- Interest-rate sensitivity: the $1,863/month median mortgage in Murrumba Downs means a 1-percentage-point RBA rate rise could add roughly $186/month to repayments, reducing buyer borrowing capacity and cooling prices.
- Murrumba Downs is 23 km from the CBD — not close enough to benefit from the inner-ring pricing halo, so growth depends more heavily on local infrastructure decisions and the wider Queensland market cycle.
- Regulatory risk: changes to Australian tax settings (negative gearing, CGT discount, foreign-buyer surcharges, land-tax thresholds) could reshape after-tax returns in Murrumba Downs regardless of local market conditions.
- Market cycle risk: property markets are cyclical, so stress-test your projections in Murrumba Downs with a 10–15% price pullback scenario before committing capital — returns to date are not a guarantee of future performance.
Run the numbers on a Murrumba Downs property
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Start your journey near Murrumba Downs →2026 outlook
Property values in Murrumba Downs should track the wider Queensland market through 2026, with the $95,004/year median household income (5% above the $90,298 state median) keeping the suburb firmly mid-pack. At the 2021 Census, rental coverage ran at ~84% of the typical mortgage ($1,560/month rent vs $1,863/month repayment), keeping cash flow in positive or near-neutral territory. Verify against current rents and rates. Overall investor sentiment for Murrumba Downs is balanced heading into the second half of 2026, based on its income, rent and mortgage profile relative to the Queensland median.
Frequently asked questions
Is Murrumba Downs a good suburb for investment?
Whether Murrumba Downs suits you depends on your strategy, but the fundamentals are concrete: a population of 10,795, a median household income of $95,004/year and median weekly rent of $360. Weigh those against your goal — cash flow, capital growth, or a value-add renovation — each of which we break down with suburb-specific ABS numbers elsewhere on this page.
What drives property demand in Murrumba Downs?
The main demand drivers in Murrumba Downs are proximity to Brisbane (23 km), an above-state-median household income of $95,004/year, a dwelling mix that is 70% separate houses. Together these shape both owner-occupier and tenant demand.
What is the population of Murrumba Downs?
Murrumba Downs has a usual resident population of approximately 10,795, compared with a Queensland suburb median of 5,474 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
How far is Murrumba Downs from the Brisbane CBD?
Murrumba Downs sits 23 km straight-line from the Brisbane CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
What is the median rent in Murrumba Downs?
The median weekly rent in Murrumba Downs is $665 (as at Mar 2026, Residential Tenancies Authority (Qld)), equating to approximately $34,580/year in gross rental income. Confirm against current listings on realestate.com.au and Domain before making an offer.
What is the typical mortgage repayment in Murrumba Downs?
The median monthly mortgage repayment in Murrumba Downs is $1,863, or approximately $22,356/year (vs $1,733/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
Is Murrumba Downs cash-flow positive for investors?
A median weekly rent of $360 works out to $1,560/month, covering 84% of the median mortgage repayment of $1,863/month. That leaves a $303/month shortfall (around $3,636/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
What are the main risks of investing in Murrumba Downs?
The main risks are interest-rate sensitivity on the $1,863 median mortgage, the broader Queensland market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
How we built this Murrumba Downs profile
The population figure on this page comes from the ABS 2021 Census. The postcode comes from a community postcode dataset cross-checked against Australia Post. The dwelling mix is from the ABS 2021 Census. The median household income is the ABS 2021 Census median weekly household income, annualised. Distance to the CBD is calculated from the suburb's ABS centroid. The Census median rent and mortgage figures are 2021 figures and are labelled as such wherever they appear — they are five years old and have moved substantially since. The current median weekly rent in Key indicators is a genuine recent figure from Residential Tenancies Authority (Qld) (Mar 2026), published under a Creative Commons licence and dated on the page. We do not publish an investment score or school/park counts for this suburb. See our methodology and data sources for exactly what's measured and what's estimated.