Rentvesting is one of the more pragmatic moves in Australian property, and the Springfield and Ipswich corridor is one of the more practical places to do it. You rent where you want to live and buy where the numbers work, which in this market often means the two are surprisingly close together.
Whether you're renting in a suburb that's priced you out of buying, stretching your first purchase into a market where you can actually afford a deposit, or looking to get a foothold before prices move further, the question is the same: which suburbs here give you the best combination of entry price, rental yield and growth potential?
Our team helps rentvesting buyers across Springfield and Ipswich, QLD compare investment loan structures across 60+ lenders. The property investors hub is where a lot of that work happens, particularly for first-time investors who are renting at the same time as holding.
Here's what to weigh up before you commit to a suburb and a loan structure.
Key takeaways
- Ipswich-side suburbs lead on gross rental yield, reaching around 5.1%.
- Rentvesting through a first home costs FHOG and FHBG eligibility permanently.
- Negative gearing on established properties ends for new purchases from 1 July 2027.
What is rentvesting and does it make sense in Springfield and Ipswich?
Rentvesting means buying an investment property in a market you can afford while continuing to rent where you actually want to live. It's a structure that suits buyers who can't or won't compromise on where they rent, but still want property exposure before prices move further out of reach.
In the Springfield and Ipswich corridor it's particularly relevant right now. Entry-level houses in the fastest-growing suburbs here have moved sharply over the last two years, and the gap between "where I'd buy" and "where I can afford" is wide enough that rentvesting has become a genuine first move rather than a workaround.
What are the best suburbs for rentvesting in Springfield and Ipswich, QLD?
The strongest rentvesting suburbs in Springfield and Ipswich combine an entry price under $800,000 with gross house yields around 4.3% to 5.1% and double-digit 12-month growth. CoreLogic data shows Bundamba, Booval, Collingwood Park and East Ipswich lead on yield, while Goodna, Yamanto and Bundamba have delivered the strongest growth in the affordable range. No single suburb tops every measure, which is why the choice depends on whether you're optimising for cash flow, growth or both.
Best suburbs for rentvesting in the Springfield area
Goodna
Goodna sits at the lower end of the Springfield corridor on price and near the top on growth, which is the combination rentvesting buyers are usually chasing.
- Median house price: $720,000
- 12-month house growth: +20.00%
- Median unit price: $547,500
- 12-month unit growth: +38.61%
- Best suited for: growth-focused rentvestors looking for the lowest entry point in the corridor
Collingwood Park
Collingwood Park offers a mid-range entry price with strong growth across both houses and units, and a unit yield around 5.1% that sits well above the corridor average.
- Median house price: $835,000
- 12-month house growth: +19.46%
- Median unit price: $610,000
- 12-month unit growth: +14.34%
- Best suited for: rentvestors weighing a unit entry for higher yield against a house for stronger long-term growth
Redbank Plains
Redbank Plains is one of the more accessible house markets in the corridor, with consistent growth and a unit market that is also moving.
- Median house price: $776,050
- 12-month house growth: +15.83%
- Median unit price: $610,000
- 12-month unit growth: +19.61%
- Best suited for: first-time rentvestors who want a house entry without stretching to $800,000
Most rentvesting buyers come to us focused on yield, and that's fine as a starting point. But the ones who do best are usually the ones who asked a second question: what does this suburb look like to a future buyer when I want to sell? A property that's easy to rent but hard to resell isn't the asset they thought they were building.
Mel Wright · Director and Principal Mortgage Broker, Zest Mortgage Solutions · Chat to Mel →
Best suburbs for rentvesting in the Ipswich area
Bundamba
Bundamba leads the set on gross rental yield at around 4.45% for houses and 4.80% for units, with strong growth on top.
- Median house price: $720,000
- 12-month house growth: +21.21%
- Median unit price: $580,000
- 12-month unit growth: +23.40%
- Best suited for: yield-first rentvestors who want the strongest cash-flow case in the set
Booval
Booval is one of the lowest entry points in the whole table, with a gross house yield around 4.5% and a unit market that is also active.
- Median house price: $700,000
- 12-month house growth: +16.67%
- Median unit price: $520,000
- 12-month unit growth: +24.40%
- Best suited for: rentvestors wanting the smallest entry price with a credible yield
Yamanto
Yamanto has delivered some of the strongest growth in the Ipswich set, sitting at +21.41% over 12 months with a mid-range entry price.
- Median house price: $845,000
- 12-month house growth: +21.41%
- Best suited for: growth-focused rentvestors willing to accept a lower yield for stronger capital appreciation
Raceview
Raceview sits between the entry-level and mid-tier Ipswich suburbs on price, with a functioning unit market and a solid growth track record.
- Median house price: $722,000
- 12-month house growth: +14.59%
- Median unit price: $580,000
- 12-month unit growth: +20.83%
- Best suited for: balanced rentvestors who want growth and yield without overcommitting on entry price
Source: CoreLogic (via YIP, mid-2026).
Get in touch Need help buying an investment property in Springfield and Ipswich? We're a local team who understand how lenders actually assess your situation, not just your rate. We'll compare your options across 60+ lenders to find the right fit.
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What should rentvesting buyers consider when choosing a suburb here?
Yield and growth don't usually peak in the same suburb, and the Springfield and Ipswich data makes that trade-off unusually clear. Bundamba, Booval and Collingwood Park lead on yield. Goodna, Yamanto and Bundamba lead on growth. Bundamba is the only suburb in this set that scores strongly on both, which is why it appears on nearly every rentvesting shortlist in this corridor.
The second question is tenant demand. A suburb with a strong yield figure means little if vacancy is high. Established Ipswich suburbs like Bundamba, Booval and Raceview have long-term residential populations and a tight rental pool, which tends to keep vacancy low and lease renewal rates high.
Infrastructure matters too. Suburbs with train access, including Booval and Bundamba which are both served by the Ipswich rail line, tend to hold a wider future buyer pool, which affects resale more than yield. That is the consideration most first-time rentvestors skip.
What do these medians mean for your deposit and borrowing as a rentvestor?
An investment loan typically requires a 10% to 20% deposit, and lenders assess it differently to an owner-occupier loan. Most lenders shade rental income to around 80% of gross when calculating serviceability, and the property's holding costs sit on top of that. At a $720,000 entry price like Bundamba or Booval, a 10% deposit is $72,000 plus costs. At $776,050 for a Redbank Plains house, you're looking at roughly $77,600 before stamp duty and purchase costs are factored in.
Every suburb in this rentvesting set sits under the $1,000,000 First Home Guarantee price cap, but that scheme is for owner-occupiers buying their first home. A rentvestor buying an investment property as their first purchase is not eligible for the First Home Guarantee, the Family Home Guarantee, or the Queensland $30,000 First Home Owner Grant. That eligibility is gone permanently once you own an investment property first, so it's a trade-off worth naming before you proceed.
The options worth weighing:
- ›Rentvest first: access a lower-priced market now · no FHOG or FHBG eligibility · investment loan rates and assessment · rental income counts toward serviceability at 80%
- ›Owner-occupy first, then invest: preserve FHOG and FHBG eligibility · owner-occupier loan terms · first home stamp duty concession applies · delays investment entry
- ›Guarantor-assisted rentvest: may avoid LMI with family equity · investment loan still assessed on rental income and expenses · guarantor is exposed to the investment loan, not just a home loan
For most first-time rentvestors here, the decision turns on how confident they are that they'll never want the first home buyer grants. If there's any chance they'll want to owner-occupy before the investment is sold, buying the home first is usually the cleaner sequence.
Source: Housing Australia; Queensland Revenue Office.
What tax changes affect rentvesting from 1 July 2027?
Two significant changes to property investment tax rules take effect from 1 July 2027, and both affect the rentvesting calculation directly. They are law, not proposals, having passed Parliament in June 2026.
Negative gearing restriction: from 1 July 2027, net rental losses on established residential property purchased after 7:30pm AEST on 12 May 2026 can no longer be offset against salary or other non-property income. The losses are quarantined, not lost, and can be applied against future property income or capital gains. New builds are fully exempt and retain negative gearing without restriction.
CGT discount change: from 1 July 2027, the 50% CGT discount for individuals is replaced by cost base indexation plus a 30% minimum tax on the remaining real gain. Assets held before 1 July 2027 are assessed under the current rules. Investors in eligible new builds may choose between the 50% discount and the new arrangement.
Neither change affects your ability to borrow or your rental income assessment. Both affect the after-tax return on an established investment property purchased now, and a qualified accountant is the right person to model what that means for your situation. The Zest Mortgage Solutions team handles the lending side; the tax side needs its own adviser.
Source: Australian Taxation Office; Treasury Laws Amendment (Tax Reform No. 1) Act 2026.
When does rentvesting not make sense in Springfield and Ipswich?
Rentvesting works when your rent in the suburb where you actually want to live is materially cheaper than a mortgage on a property you'd own there. If the gap is narrow, you're paying investment loan rates, property management fees, landlord insurance and maintenance, all to hold an asset in a cheaper suburb while renting in a more expensive one. The numbers have to be genuinely in your favour for the structure to make sense.
It also doesn't suit buyers who plan to use the First Home Owner Grant or the First Home Guarantee in the near term. If your plan is to rentvest for two years and then buy a home using those schemes, that plan doesn't work. Ownership of any residential investment property, anywhere, ends your eligibility permanently.
If a rentvesting buyer is still thinking about the first home buyer grants, we'd usually suggest owning your home first. The grants are a one-time eligibility, and once it's gone it's gone. For the buyers who genuinely have no interest in the grants and want to get into the market now, rentvesting in Bundamba or Goodna is a reasonable first step at current entry prices.
Mel Wright · Director and Principal Mortgage Broker, Zest Mortgage Solutions · Chat to Mel →
How does a mortgage broker help rentvesting buyers in Springfield and Ipswich, QLD?
Investment loan assessment is more complex than an owner-occupier application. The lender considers your existing rent as a commitment, your investment property's rental income at 80% of gross, the holding costs on top, and your own income, all in one serviceability model. The result varies more between lenders than almost any other loan type, which is where comparing across a panel does real work.
Three things that move the number for rentvestors, and where lenders differ:
- ›Your existing rent: some lenders treat your personal rent as a full ongoing commitment against serviceability. Others reduce its weight where a clear plan to exit the rental exists. That single difference can move your borrowing capacity significantly.
- ›Rental income shading: most lenders accept 80% of gross rent, but the way holding costs are calculated on top of that varies. A lender with a conservative expense model will assess the same property as cash-flow negative when another does not.
- ›APRA's debt-to-income cap: from February 2026, authorised deposit-taking institutions can write no more than 20% of new lending at a debt-to-income ratio of six times income or higher, and investor lending hits that ceiling first. Non-bank lenders are not subject to the cap, so the practical lender pool for a high-DTI rentvestor is wider than the major banks alone.
Whether the most suitable lender for your rentvesting situation is on a given broker's panel is the question worth asking before you apply.
Source: APRA.
Frequently Asked Questions
Does rentvesting count as buying your first home for the FHOG and FHBG?
No. Buying an investment property as your first purchase ends your eligibility for the Queensland $30,000 First Home Owner Grant and the First Home Guarantee permanently. You cannot reclaim it by selling the investment later.
Can rentvestors use the negative gearing rules that apply today?
Yes, for now. Established investment properties purchased before 1 July 2027 keep full negative gearing under the current rules. Properties purchased after that date are subject to the new restriction, which quarantines losses rather than allowing them to offset salary income.
How do lenders assess rental income on a rentvesting loan?
Most lenders accept around 80% of gross rental income when calculating serviceability. Property holding costs are then added as a separate commitment on top, which is why some lenders assess the same property very differently.
Is an offset account useful on an investment loan when rentvesting?
Yes, though the tax implications differ from an owner-occupier loan. On an investment loan the interest is tax-deductible, so reducing the balance via an offset reduces your deduction. An accountant should confirm the right structure for your position before you apply.
Which Springfield and Ipswich suburbs offer the best yield for rentvestors?
Bundamba, Booval and Collingwood Park lead the set on gross rental yield, with figures around 4.45% to 5.1% for houses. East Ipswich is higher but carries a smaller transaction volume, so figures there should be treated with more caution.
Should rentvesting buyers use a mortgage broker or go direct to a bank?
A mortgage broker, every time. Investment loan assessment varies significantly between lenders on the same income and property, and the APRA debt-to-income cap means some banks hit their investor quota before others. A broker comparing across non-bank and bank lenders finds options a direct application won't reach.
Your Next Steps
Rentvesting in Springfield and Ipswich, QLD can be a strong first move into the property market, but the suburb choice, the loan structure and the sequence all matter more here than in a straightforward owner-occupier purchase. Getting those three things right before you sign a contract is where the real work happens.
If rentvesting is on your horizon, the next step is simple. Get in touch with the Zest Mortgage Solutions team or call (07) 3461 6499. We'll work through where you stand across our 60+ lender panel.
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External Resources
Zest Mortgage Solutions · Springfield and Ipswich, QLD · Wright Financial Group Pty Ltd (ABN 48 635 310 084), authorised under Australian Credit Licence 517192 · General information only - this article does not constitute financial advice. Please consider your own circumstances and seek professional advice before making any financial decisions.
