Dreaming of a laid-back lifestyle with strong returns? It might be time to invest in a beach rental property around Brisbane. While the city itself doesn’t sit directly on the surf, it’s surrounded by charming coastal suburbs like Redcliffe, Sandgate, and Wynnum, all offering seaside charm just a short drive from the CBD.
These areas have seen steady interest thanks to their relaxed vibe, growing tourism sector, and easy access to public transport. The local rental market benefits from Queensland’s year-round sunshine, population growth, and major events on the horizon like the 2032 Olympics.
Combined with increasing property values and solid rental yields, Brisbane’s coastal spots are shaping up as smart picks for both short-term and long-term property investors.
Ready to explore how to make your first (or next) investment move for a beach rental property? Here are 10 practical steps to help you do it right.
Planning to invest in a Brisbane beach rental property? Let our expert Brisbane mortgage brokers at Zest Mortgage Solutions help you find the right loan to match your investment goals. Call us today at (07) 3461 6499 for a free consultation.
1. Understand the Brisbane Beach Rental Market
Before diving into any property investment, it's important to understand how the local market behaves.
Brisbane’s beachside suburbs like Redcliffe, Wynnum, Sandgate, and Manly are favourites for both tourists and locals, offering a mix of affordability, lifestyle appeal, and rental demand. These areas attract weekend visitors, holidaymakers, and even long-term tenants thanks to their waterfront locations, parks, and proximity to the city.
Seasonal trends matter, too. Demand typically spikes during school holidays, summer months, and around major Brisbane events. Keeping an eye on vacancy rates and average rental yields can help you spot which suburbs are currently performing best.
Pro tip: Use platforms like Airbnb or Stayz to check occupancy trends, nightly rates, and guest reviews in your target suburb. This will give you a real-world snapshot of income potential before you buy.
You can also check out our guide on top Brisbane beaches.
2. Set a Realistic Investment Budget
Knowing how much you can afford to spend is a crucial step before you invest in beach rental property. Beyond the purchase price, you'll need to account for stamp duty, legal fees, building and pest inspections, and ongoing maintenance.
Don’t forget the hidden costs like furnishing, cleaning, and homeowner’s insurance, especially if you're planning to run a short-term rental.
It’s also wise to factor in some buffer room for unexpected repairs or vacancy periods. If you’re financing the property, compare mortgage options and consider whether an interest-only loan, offset account, or fixed interest rate suits your investment goals.
Pro tip: Chat with a mortgage broker who specialises in property investment loans. They can help you structure your loan for better cash flow and tax benefits.
3. Choose the Right Beach Location
The location you choose has a direct impact on your rental income, tenant demand, and long-term capital growth. In Brisbane, coastal suburbs vary in price, popularity, and performance, so it’s worth comparing them based on lifestyle appeal and rental returns.
Properties closer to the water and amenities tend to attract higher nightly rates, especially for short-term tenants. Accessibility to public transport, local cafés, and recreational spots also plays a big role in attracting consistent bookings or long-term tenants.
Suburbs with strong rental yield and beachside appeal:
- Redcliffe
- Wynnum
- Deception Bay
- Manly
- Sandgate
- Shorncliffe
Pro tip: Suburbs with future infrastructure upgrades or Olympic-related developments are likely to see increased demand and better property value over time.
4. Research Local Property Laws and Regulations
Before you invest in a beach rental property in Brisbane, it’s essential to understand the legal side of things. Brisbane City Council has specific rules around short-term rentals, including zoning restrictions, building codes, and whether you’ll need development approval.
In some cases, properties in residential zones may require you to register or meet conditions for short-term letting. Ignoring these rules can lead to fines or limits on how you use the property, which could affect your returns.
Key areas to research:
- Zoning regulations (residential vs. mixed-use)
- Short-term rental approval requirements
- Council fees and licensing for holiday rentals
- By-laws for units or strata-titled properties
- Building code compliance for safety and amenities
Pro tip: Always double-check with Brisbane City Council or a local property solicitor to confirm your chosen property's eligibility for short-term rental use.
5. Analyse Rental Income Potential
Estimating how much rental income your property could generate is a key step in choosing the right investment. Start by comparing similar properties in your target suburb to see their median weekly rents, booking frequency, and occupancy rates.
Platforms like Airbnb, Stayz, and Booking.com offer real-time data on nightly rates, guest reviews, and seasonal trends. Keep in mind that coastal suburbs tend to perform better during holidays and warmer months, so factoring in seasonal demand will give you a more accurate income projection.
Pro tip: Check multiple listings in your suburb across peak and off-peak periods to calculate an average income range. This helps you forecast realistic cash flow.
Confused by loan types, interest rates, or investment structures? Our savvy Brisbane mortgage brokers at Zest simplify financing for your beachside investment property. Start your journey here, and call us at (07) 3461 6499.
6. Calculate All Expenses and Profit Margins
A property might look profitable on paper, but once you factor in ongoing costs, your actual returns can look very different. That’s why it’s important to calculate all expenses, not just your mortgage repayments.
Typical costs include council rates, landlord insurance, cleaning fees, repairs, and property management. You'll also need to account for periods of vacancy, especially if you’re relying on short-term tenants.
Once you’ve tallied up your costs, compare them with your estimated income to work out your cash flow and return on investment (ROI).
Typical expenses to include:
- Council and water rates
- Homeowner’s and landlord insurance
- Property management fees
- Cleaning and maintenance
- Strata/body corporate fees (if applicable)
- Loan interest and bank fees
- Depreciation and tax obligations
Pro tip: Use a simple spreadsheet to track monthly income and expenses, and don’t forget to include a buffer for unexpected costs. This helps avoid surprises and keeps your investment sustainable.
7. Pick the Right Property Type
The type of property you choose can influence everything from rental income to maintenance costs and tenant appeal. In Brisbane’s coastal areas, you’ll find a mix of houses, units, and duplexes, each with its own pros and cons.
For example, houses tend to attract families and offer higher nightly rates, while units are easier to manage and suit short-stay guests. Duplexes can offer dual-income potential but may come with higher upfront costs.
You’ll also need to decide between new builds, which offer better depreciation benefits, and older homes, which may be closer to the beach or city.
Property types to consider:
- Detached houses – spacious, good for families and longer stays
- Units or apartments – lower maintenance, ideal for singles or couples
- Duplexes – potential for double rental income
- New builds – modern features, tax depreciation advantages
- Existing homes – often in prime locations, may need renovations
Pro tip: Think about your target guest such as families, couples, or tourists, and choose a property type that fits their needs and expectations.
8. Get Financing or Pre-Approval
Before you start house hunting, it’s smart to line up your financing so you know exactly what you can afford. Getting pre-approval not only speeds up the buying process but also shows sellers you’re serious.
For property investors, loan structure is key, features like offset accounts, interest-only repayments, or using equity from another property can make a big difference to your cash flow and tax position. Lenders also assess rental income potential, so having those estimates ready can strengthen your application.
Pro tip: Work with a mortgage broker, such as Zest, who understands the local property market and investment strategies. They can tailor a loan structure that supports both your short- and long-term goals.
9. Hire a Local Property Manager
Managing a beach rental property, especially a short-term one, can be time-consuming, which is why hiring a local property manager is often worth the investment. They handle everything from guest check-ins and cleaning to maintenance, bookings, and reviews.
A good manager also understands Brisbane’s rental market, council regulations, and how to price your property for maximum rental yield. This is especially helpful if you live outside the area or plan to manage multiple properties as part of your property portfolio.
What to look for in a Brisbane-based manager:
- Experience with short-term rentals and platforms like Airbnb or Stayz
- Knowledge of local council rules and zoning restrictions
- Strong communication and guest service skills
- Transparent fee structure
- Ability to coordinate cleaning, repairs, and guest support
Pro tip: Ask potential managers for data on occupancy rates, average guest ratings, and rental income from similar properties they manage in your target suburb.
10. Market Your Beach Rental Effectively
Even the best-located beach rental won’t perform if no one knows it’s available, so effective marketing is key. Listing your property on platforms like Airbnb, Stayz, Vrbo, and Booking.com ensures it gets in front of a wide audience.
But it’s not just about being online. Professional photos, clear descriptions, and strong guest reviews make a big difference. Highlight features like water views, proximity to public transport, or local events (like the upcoming 2032 Olympics) to stand out from the crowd.
Good marketing can improve occupancy rates and boost your overall rental income.
Marketing tips to boost bookings:
- Use high-quality images that showcase key features
- Write detailed, honest descriptions with local highlights
- Keep calendars updated across all platforms
- Encourage happy guests to leave positive reviews
- Offer promotions during off-peak seasons to keep bookings steady
Pro tip: Consider working with an Airbnb management company or digital marketing service if you don’t have time to handle listings, pricing, and guest communication yourself.
Invest smart with the right financing strategy. Zest’s experienced Brisbane mortgage brokers will help you access tailored loans designed for property investors chasing strong beach property rental yields. Let’s talk. Book your free consultation with us today by calling (07) 3461 6499.
FAQs
Is a beach house a good investment property?
A beach house in Brisbane’s coastal suburbs can be a smart investment, offering strong gross rental yield and long-term growth potential. Just factor in seasonal demand and maintenance when assessing property valuation.
Which suburbs in Brisbane will boom in 2025?
Suburbs near major projects like Cross River Rail, Brisbane Metro, and Olympic sites, such as Woolloongabba, Dutton Park, Redcliffe, and Wynnum, offer strong investment opportunities. Their proximity to transport, the University of Queensland, and rising housing prices make them ones to watch in 2025.
What is the 1% rule for properties?
The 1% rule says a good investment property should earn monthly rent equal to 1% of its property price. While harder to meet in areas with high house prices, it’s a useful benchmark for comparing property valuation and expected rental return.
What suburb in Brisbane has the highest rental yield?
Suburbs like Deception Bay, Logan Central, and Moreton Bay offer some of Brisbane’s highest Gross rental yields. With lower median house prices, strong tenant demand, and ongoing infrastructure developments, they hold solid growth potential for 2025.
For more information on top-performing suburbs, check our guide on Best Rental Suburbs in Brisbane.
What’s the average rental return for beach rentals in Brisbane?
Gross rental yields range from 4% to 6%, depending on location and property type.
Do I need council approval for short-term rentals in Brisbane?
In some zones, yes. Always check with Brisbane City Council for the latest rules.
What tax benefits can I get as a property investor?
Depreciation, negative gearing, and capital gains tax exemptions (if it becomes a primary residence later) are all worth exploring.
Wrapping It Up
If you're looking to invest in beach rental property, Brisbane’s coastal suburbs offer a rare mix of lifestyle appeal, strong rental yields, and long-term growth potential. With rising property prices, major infrastructure developments, and the 2032 Olympic Games on the horizon, now is a smart time to explore this segment of the real estate market.
Whether you’re a first-time investor or expanding your property portfolio, partnering with a knowledgeable Brisbane mortgage broker can make all the difference.
Need expert help with financing? Zest Mortgage Solutions specialises in investment loans tailored to your goals. Give us a call at (07) 3461 6499 to get started.
