Thinking about Gladstone property? This report brings together suburb prices, rents and yields, the rental vacancy rate, population growth, the major projects and the risks, so you can see what the numbers say before you decide.
It covers suburb-level price and rent figures, the infrastructure projects that are operating, funded or approved, the proposals that have lapsed or been cancelled, and the tax and interest rate changes that matter to investors.
The report was last updated on 14 October 2026. Each figure names its source and date. It is general information only, not financial or credit advice.
Gladstone is still one of Queensland’s more closely watched regional markets: entry prices sit well below the big metro markets, rents are supported by a low vacancy rate, and the port, aluminium, LNG and energy industries anchor local employment. The picture is more mixed than it was a year ago. Sales slowed after the May 2026 Federal Budget, tax rules for investors change from 1 July 2027, and several large proposals have lapsed or been cancelled while others are now operating or funded.
Latest suburb reading (12 months to September 2026): West Gladstone median sold price for houses $555.5k, and $557k in Gladstone Central ( realestate.com.au, read 14 October 2026 ). The suburb table and the headline figures on this page use the same source and period. Vacancy, population and the infrastructure pipeline come from other sources and carry their own dates.
Suburb house medians
$462.5k to $755k
Up 3.6% to 15.5% over the 12 months to September 2026
Every suburb we track rose over the 12 months to September 2026. The spread is wide: the most affordable median is $462.5k and the highest is $755k, so a single city-wide number would hide more than it tells you. Source: realestate.com.au, read 14 October 2026.
Median dwelling value, postcode 4680
$630,000
Down 3.1% after the 12 May Federal Budget
Opteon reports a median dwelling value of $650,000 for postcode 4680 before the Federal Budget on 12 May 2026, and $630,000 for sales between 13 May and 30 June 2026. The daily rate of sales fell by about 45% over the same period, which Opteon reads as buyers waiting to see the effect of the proposed tax changes. Opteon says it is too early to judge the long-term effect. This is a different provider and a different measure (all dwellings across the postcode) from the suburb house medians in the table below, so the two should not be compared directly. Source: Opteon, Gladstone Half Time Review 2026, 11 August 2026.
Median weekly house rent
$480 to $600
By suburb, the 12 months to September 2026
House rents run from $480 a week in the most affordable suburbs to $600 in the lifestyle suburbs. Source: realestate.com.au, read 14 October 2026. Opteon, using Residential Tenancies Authority bond data, reports June quarter 2026 medians of $510 a week for 3-bedroom houses (up 2% on a year earlier) and $580 for 4-bedroom houses (unchanged), and describes rental growth as moderating after several years of strong increases.
Rental vacancy
2.1%
Loosening, still tight
Opteon reported a 2.1% vacancy rate for the 4680 postcode in the June quarter 2026 (from REIQ data), up from 1.8% in the second half of 2025. The Real Estate Institute of Queensland treats 2.6% to 3.5% as a healthy range, so Gladstone remains tight by that measure even after the rise. Source: Opteon, Gladstone Half Time Review 2026, 11 August 2026.
Gross rental yield
4.5% to 5.4%
Averaging about 4.9% on houses
House yields are highest where entry prices are lowest, and units commonly run higher again. Gross yield is before rates, insurance, maintenance, management, vacancy and loan costs. Source: realestate.com.au, read 14 October 2026.
Days on market
34 to 60
By suburb
A shorter selling period usually points to stronger buyer demand, especially when paired with rising prices and tight rental conditions. Source: realestate.com.au, read 14 October 2026.
Population growth
1.6%
Gladstone Region, year to June 2025
The Australian Bureau of Statistics estimates the Gladstone Region’s population rose by 1,097 people to 69,046 in the year to 30 June 2025, a 1.6% increase against 1.8% for Queensland. Net internal migration added 432 people, natural increase 350 and net overseas migration 315. The 2025-26 figures are due from the ABS on 25 March 2027. Source: ABS, Regional population 2024-25, released 31 March 2026.
Median price shows the middle of the market, so half of recorded sales are typically above that point and half are below. Weekly rent shows the income side of the equation. Vacancy shows how much rental stock is sitting empty. Days on market shows how quickly homes are selling. When prices, rents, and buyer demand all rise together, it usually points to a market with strong short-term demand, although it does not remove the need for proper finance and cash-flow checks.
The 2026-27 Federal Budget, handed down on 12 May 2026, changed how property investment is taxed from 1 July 2027. The measures became law through the Treasury Laws Amendment (Tax Reform No. 1) Act 2026, which received Royal Assent on 26 June 2026. Opteon reports that investors accounted for around 60% of Gladstone residential purchases over the previous four years, so it expects the changes could materially influence the local market, and sales slowed after the announcement.
From 1 July 2027, negative gearing is limited to new builds. Existing arrangements stay unchanged for properties held before Budget night. Investors who buy established housing after Budget night can still deduct losses against residential property income and carry unused losses forward, but cannot deduct them against other income such as wages. Investors who buy new builds can still deduct losses from other income.
From 1 July 2027, the 50% capital gains tax discount is replaced with a discount based on inflation, plus a minimum 30% tax on gains. The change applies only to gains arising after 1 July 2027. Investors in new builds can choose the 50% discount or the new arrangements.
The suburb figures below are realestate.com.au median sold prices, median weekly rents and gross rental yields for houses over the 12 months to September 2026, read on 14 October 2026. They are designed to help buyers compare entry price, rental income, and yield across key Gladstone suburbs. A median is the middle of past sales, not the price of any particular property, and it moves.
Median price shows the middle point of recent house sales, not the cheapest or most expensive sale. Typical rent shows the weekly rent investors may expect for houses in that suburb. Indicative yield compares annual rent with the purchase price, which helps show how much income a property may generate before expenses such as rates, insurance, maintenance, management fees, vacancy, and loan costs.
| Suburb | Recent house median | Typical rent | Indicative yield | Investor read |
|---|---|---|---|---|
| Barney Point | Around $462.5k | $480/wk | 5.4% | Lower entry point with solid rental appeal close to central Gladstone. |
| South Gladstone | Around $570k | $520/wk | 5.2% | Strong recent growth, still relatively accessible. |
| Kin Kora | Around $612k | $560/wk | 5.1% | Balanced option with family appeal and solid rental demand. |
| Clinton | Around $625k | $550/wk | 4.9% | Established suburb with family appeal and steady rental demand. |
| West Gladstone | Around $555.5k | $500/wk | 5.4% | Practical investor suburb with central convenience. |
| New Auckland | Around $650k | $570/wk | 4.7% | Modern housing stock with a higher entry price and broad tenant appeal. |
| Boyne Island | Around $670k | $600/wk | 4.7% | Higher-entry lifestyle market with good rent support. |
| Kirkwood | Around $695k | $580/wk | 4.5% | Family-oriented suburb with a wider price range depending on property type and location. |
| Tannum Sands | Around $755k | $585/wk | 4.6% | Lifestyle suburb with a higher purchase price and strong coastal appeal. |
| Gladstone Central | Around $557k | $490/wk | 5% | Central location with mixed property stock and a wide spread of sale prices. |
Gladstone has operating, commissioning, approved and funded projects. Several proposals that earlier versions of this report listed as part of the pipeline have since lapsed or been cancelled, so they are listed separately further down rather than counted. Completed and funded projects carry more weight than proposals still moving through approvals.
Infrastructure can support a property market by creating jobs, attracting workers, improving services, and increasing confidence in the local economy. However, completed and funded projects carry more weight than projects still moving through approvals. Buyers should look at both the opportunity and the timing before making an investment decision.
First home buyer? Learn about first home buyer schemes in Gladstone.
117 km pipeline to improve long-term water security for Gladstone’s urban and industrial customers. On 21 April 2026 the Gladstone Area Water Board reported water circulating through the Laurel Bank intake pumps for the first time as the project moved from construction into commissioning. The board expects completion in 2026, weather and commissioning conditions permitting.
Commissioning
Solar farm about 20 km north-west of Gladstone. ACCIONA Energía announced full commercial operations on 10 December 2025, with the output supplied to Stanwell Corporation under a 15-year power purchase agreement.
Operating
On 25 March 2026 Rio Tinto and the Queensland and Commonwealth governments announced a partnership to keep the Boyne smelter cost-competitive beyond its current power contract, which ends in 2029. The governments will invest a combined A$2 billion over ten years to 2040, and Rio Tinto is underwriting about A$7.5 billion of new renewable generation and storage. The Commonwealth Industry Minister’s release says the smelter supports 1,000 jobs on site and a further 2,000 indirect jobs in Gladstone.
Agreement signed
Gladstone Ports Corporation proposal to deepen and widen the Gatcombe and Golding Cutting shipping channels. The Coordinator-General’s environmental assessment is complete and the project is approved with conditions; on 6 July 2026 the Coordinator-General set a new lapse date of 8 July 2036 for the evaluation report. The Coordinator-General’s page does not give a construction start date.
Approved with conditions, no start date stated
The Department of Transport and Main Roads is progressing an alternate route for heavy vehicles accessing the Port of Gladstone, to improve freight efficiency and safety for local motorists. The Australian Government’s funding table lists $125 million for Gladstone Port Access, Improved Access for Heavy Vehicles. We have not confirmed a construction date.
Funded, timing not confirmed
An investor reading older market commentary may still see these listed as part of the Gladstone pipeline. They are not proceeding on the official records we checked, and the figures shown are what was proposed.
Green hydrogen and ammonia complex proposed at Yarwun. The Coordinator-General’s record shows the coordinated project declaration lapsed on 5 August 2026 and lists the project as discontinued or on hold, with its environmental assessment status as lapsed.
Lapsed 5 August 2026
Fortescue opened the factory in April 2024, wound down work in May 2025 and scrapped the facility, and the Queensland Government pursued the return of its $66 million contribution. On 20 August 2026 the two parties announced a confidential settlement under which the project land, an electrical substation and common-user infrastructure transfer to the State.
Cancelled, dispute settled 20 August 2026
Coal-to-ammonia and synthetic gas project proposed in the Gladstone State Development Area. The Coordinator-General lists it as discontinued or on hold, and its coordinated project declaration lapsed on 30 April 2022.
Lapsed 30 April 2022
Renewable diesel and sustainable aviation fuel biorefinery proposed at Yarwun. RenewEconomy reported on 15 July 2024 that the company had withdrawn the project from the federal environmental approval process and taken its website down.
Withdrawn from federal approvals (reported 15 July 2024)
A strong market can still be risky if a buyer overpays, borrows too much, or relies on optimistic rental assumptions. These risk indicators highlight the main factors that can affect returns: rental demand, affordability, project delivery, and Gladstone’s exposure to industrial cycles.
A 2.1% vacancy rate (June quarter 2026) still sits below the 2.6% to 3.5% band the Real Estate Institute of Queensland treats as healthy, so the rental market remains tight, though less so than through 2025. Opteon also reports rental growth moderating and extra rental stock as investors buy homes from owner-occupiers. Low vacancy can support rental demand, but investors should still compare each property against current advertised rents and local tenant demand.
Lower risk, with property-level checks still required.
Gladstone remains more affordable than many larger Queensland markets, although three years of strong growth means buyers should calculate borrowing capacity, repayments, rental income, insurance, rates, maintenance, and vacancy buffers before committing. Opteon reports demand is healthiest for well-presented properties below about $650,000, and that building costs rose roughly 9% over the past 12 months.
Medium risk. Borrowing and cash flow should be checked before purchase.
The Reserve Bank raised the cash rate target by 25 basis points to 4.85% on 3 November 2026, and its statement said inflation remains elevated and uncertainty about the outlook is heightened. Lenders set their own rates, which can move by more or less than the cash rate, and they assess your borrowing at a buffer above the rate you would actually pay.
Medium risk. Repayments can rise faster than rent.
From 1 July 2027 negative gearing is limited to new builds for properties bought after Budget night (12 May 2026), and the 50% capital gains tax discount is replaced. Investors made up roughly 58% to 60% of Gladstone purchases in the periods Opteon reviewed, and sales slowed after the announcement. The detail is in the tax section above.
Medium to higher risk for investors buying established homes. Get tax advice before you buy.
Pipeline projects are not all equal. The water pipeline and Aldoga Solar Farm are built or in commissioning. Others are approved without a start date, and several earlier proposals have lapsed or been cancelled, including H2-Hub Gladstone and the Fortescue electrolyser factory. Weight operating and funded projects more heavily than proposals.
Medium risk. Completed and funded projects should be weighted more heavily than early-stage proposals.
The local economy is more diverse than a single-industry town, but it is still heavily connected to ports, aluminium, LNG, energy, and major projects. That can amplify cycles. The Boyne smelter has a funded pathway to at least 2040, yet Rio Tinto is cutting production at the Yarwun alumina refinery by 40% from October 2026 (about 180 roles) to extend its life to 2035, and the owners of Gladstone Power Station have notified a potential retirement in March 2029, with no final decision made.
Medium risk. Diversification is improving but incomplete.
The repayment example is not a loan approval or recommendation. It simply shows how a purchase price, deposit, and interest rate can translate into a monthly repayment. A real borrowing assessment also considers income, debts, dependants, credit history, living expenses, lender policy, stamp duty, insurance, and property costs.
There is a difference between what you want, what a lender will let you borrow, and whether you can genuinely carry it for the next thirty years. Those are three different numbers and they are not always close together. My job is to say so out loud, even when the answer is not the one someone came in hoping for.
Select a marker, or use the suburb picker below the map, to see the same indicative figures shown in the suburb table above.
Use the market data as a starting point, then check your borrowing position, repayments, rental income, and cash-flow numbers before making a move.
View the complete Gladstone suburb guideDisclaimer. The information presented in this report is intended for general guidance only. It does not constitute a loan offer, pre-approval, or commitment by any lender. All lending remains subject to the lender’s standard credit assessment processes and approval requirements under the National Consumer Credit Protection Act and associated regulations. Figures, projections, and examples are based on client-supplied information as well as authoritative sources and should be considered illustrative only. They are not financial or legal advice, nor do they guarantee any particular outcome. Lending policies, interest rates, fees, and criteria are subject to change at any time without notice. AJ Home Loans Gladstone accepts no responsibility for any losses or discrepancies that may result from reliance on this information.
Let's work out what this means for you. Call Coral on 0409 311 985
