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Suburb profile ·Cassowary Coast LGA · QLD ·4854

Tully QLD 4854

Tully is in Cassowary Coast LGA, QLD, postcode 4854, with population 2,368.

The read

Affordability-first

The page has enough signal to be useful, but the story is mixed rather than decisive. Use compare mode to pressure-test it against stronger nearby options, then use the calculator if it still makes the shortlist.

$230/wk
Falling
-34.3% YoY
Jun 2021 → Mar 2026 · 20 periods
Queensland RTA · suburb grain · Mar 2026
$350
$230
Jun 2021Mar 2026
Why it fits

Entry price sits in the lower-cost range for a first-pass screen. School coverage gives the page a stronger family/livability signal.

What to check

Gross yield looks low for an income-first use case.

Read full evidence → Compare suburb Run calculator
Median house
$450K
House median, latest period
→0.0%YoY D2 vs AU
Median rent
$230/wk
Rent context available
↓34.3%YoY D4 vs AU
Gross yield
2.7%
Low yield band
D8 vs AU
Population
2,368
2K local footprint
D9 vs AU
Schools
3
Matched school context
D9 vs AU
Drive to city
20h 8m
1552.6 km to Brisbane CBD · free-flow
Solar
1,114
75 added 12mo · 10MW

Price history

House and unit medians · ABS + state datasets

Trend & investor depth

Derived from this suburb's own price, rent and income history
Indicative cashflow-$271/wk (-$14,070/yr) · interest-only @ 6.4%, 80% LVR
Rent stabilityvolatile — rents vary ±9.7% around trend
Value vs advantage-23% vs suburbs of similar SEIFA advantage (decile 2)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Investment grade

Composite · growth · yield · stability
Cgrade · 56/100 · top 44% of 3,604AU suburbs
Peer distributionstronger than 56% of AU suburbs
WeakerTypicalStronger
Capital growth60
Rental yield42
Stability55
Volatility-9.5ppCycle-2.0Affordability-1.5

Bar = this suburb's percentile · tick = typical (median) peer · stability drivers signed (+ = steadier)

Relative grade across Australian suburbs, combining qp's capital-growth (multi-year CAGR + cycle timing), rental-yield, and stability (price volatility + cycle + affordability) metrics via a three-pillar property-scoring method with an imbalance penalty. Within-Australia relative, indicative only — not financial advice.

Investor profile

Who invests in Tully

Owner-occupied 59%Rented 41%
Investor activityATO
Negatively geared3.9%
133 of 326 landlords
Avg rental loss$4,840/yr
Landlords (rental income)326
Reported capital gains227
The read

Mixed owner-renter market

55% of homes here are owner-occupied and 39% rented, with 4% of landlords negatively geared.

Why it fits

A balanced 55% owner-occupier / 39% renter mix.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Mortgage affordability

RBA rate · ABS Census 2021 household income
40%
of household income to service a new loan
9.1 yrs
to save a 20% deposit
Stretched
housing-stress band
Rent vs buyRenting cheaper

New-loan repayment $2,205/mo vs median rent $997/mo (+121% · +$279/wk)

If rates move

At 4.2%: $1,760/mo (-444) · at 6.2% (current): $2,205/mo · at 8.2%: $2,692/mo (+487)

Assumes a 20% deposit and a 30-year principal-and-interest loan at the current RBA new owner-occupier variable rate, against median weekly household income (ABS Census 2021). Stress bands follow the 30% / 45%-of-income thresholds used in ANZ-CoreLogic and AIHW reporting. Rent vs buy compares that repayment with the suburb's median advertised rent; it excludes rates, insurance, maintenance and deposit opportunity cost.

Stronger alternatives nearby

Similar-priced suburbs in other council areas that rate higher on a metric.

Higher yield

similar price · cross-LGA

Stronger 5-yr growth

similar price · cross-LGA

More affordable

lower price-to-income

Alternatives are similar-priced suburbs (0.7–1.4x this suburb's median) in other council areas that exceed it on the named metric. Indicative — not financial advice.

Affordability

Buying & renting · ABS Census + state data
Buying
6.8x
median home price as a multiple of annual household income
Moderate
Renting
18%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $1,100/mo, while renters pay about $997/mo — owning runs $103/mo higher on these medians.

Median price
$450K
Household income · yr
$66K
Median rent · wk
$230
Owner mortgage · mo
$1,100
Gross yield
2.7%

Household income

ABS Census · ATO
$66K household · yr-17% vs QLD suburb median
Personal
$38K
Family
$79K
Household
$66K
Household income distribution (ABS Census 2021 · weekly)36% could service the median house
Under $300
34
$300-649
128
$650-999
146
$1,000-1,499
147
$1,500-1,999
103
$2,000-2,999
132
$3,000-3,999
52
$4,000+
27

Serviceability line: a household needs about $1,696/wk to hold a new loan on the median house at 30% of income (20% deposit, 30-year P&I, current RBA rate).

At the median asking rent, about 28% of households here would spend more than 30% of income on rent (rent stress line: $767/wk income).

Median taxable income trend (ATO, 2018-19 – 2022-23)$33K → $40K

Housing stock and tenure

ABS Census 2021
Tenure (843 households)5.0% social housing
Owned outright
34%
Owned with mortgage
22%
Rented
39%
Dwelling structure9.9% of dwellings unoccupied on census night
Separate house
83%
Townhouse / semi
1%
Flat / apartment
14%

Getting to work: 67% drive, 19% public transport, 7% walk or cycle, 4% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Schools

ACARA 2025
Total3
Avg ICSEA939
Students1,159
Catholic1
Government2
  • Tully State SchoolPrimary · Government · ICSEA 885
  • Tully State High SchoolSecondary · Government · ICSEA 925
  • St Clare's SchoolPrimary · Catholic · ICSEA 1008

Livability

OSM · GTFS · schools + hospitals
77/ 100 livability index

Top 23% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 77% of Australian suburbs
WeakerTypicalStronger
Everyday access89
Public transport0
Schools & hospitals81

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Crime Year ending May 2026
5,853
5,853 per 100k
D7 vs AU

Crime

lga
Rate · per 100k5,853
Total incidents5,853· Year ending May 2026
  • Assault1,39031%
  • Break And Enter58013%
  • Drug Offences2,06346%
  • Fraud4179%

Development screen

Could a secondary dwelling be worth investigating?

Some supporting context
secondary dwelling / granny flat screening context Medium broad constraint context

Policy position

Official source access limited

The official state policy page could not be reliably re-verified automatically in the latest review. Treat this screen as preliminary and confirm the current planning and building requirements with the state source and local council.

Rental use: State rental-law changes allow secondary dwellings to be rented more broadly, but implementation depends on an approved lawful dwelling and local planning/building requirements.

Open official policy source

Separate houses

75.5%

Suburb share of occupied private dwellings recorded as separate houses.

Near the state median

State median 79.3% · 838 valid suburbs

Residential-zone context

Not staged

A comparable planning-zone layer is not staged for this state.

Rental households

38.9%

Demand context only; it does not establish permission to rent a secondary dwelling.

9.2 pp above the state median

State median 29.7% · 838 valid suburbs

Mapped hazards

bushfire moderate

The staged suburb layer indicates a broad-area constraint that needs address-level checking. No broad-area layer staged for this suburb.

Approval pathway

Four checks, each with a different evidence threshold.

This is an investigation sequence, not a guarantee that every step applies or that approval will be granted.

  1. 01 Verify current source

    State policy position

    The current secondary dwelling / granny flat position needs direct confirmation before relying on this screen.

  2. 02 Property dependent

    Planning pathway

    Confirm zoning, lot controls, overlays, setbacks, site coverage and whether planning approval is required.

  3. 03 Design dependent

    Building approval

    Confirm the building approval route after the design, site classifications, services and construction requirements are known.

  4. 04 Check separately

    Intended use

    Confirm long-term rental, short-stay or family-use rules separately from permission to construct the dwelling.

Property due diligence

Turn the suburb screen into a property checklist.

Every check starts unconfirmed. Progress stays in this browser and suburb evidence never clears an address-level requirement.

0evidence acquired
0evidence missing
0reviews due
0consultant questions

Active record: Tully unnamed property

0/14checked
0issues found

Site controls

Lot area and dimensions

Confirm title dimensions, usable site area and any minimum lot threshold.

Status for Lot area and dimensions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Setbacks and site coverage

Test setbacks, private open space, landscaping and maximum site coverage against a concept plan.

Status for Setbacks and site coverage
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Slope and ground conditions

Check survey levels, soil classification, retaining needs and likely earthworks.

Status for Slope and ground conditions
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title and planning

Zoning and overlays

Obtain current property-level zoning, overlays and applicable planning controls.

Status for Zoning and overlays
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Title, easements and covenants

Review the title for easements, covenants, restrictions and common property.

Status for Title, easements and covenants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Services and access

Sewer and stormwater

Locate assets and connection points, then confirm capacity, clearances and discharge requirements.

Status for Sewer and stormwater
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Power, water and metering

Confirm service routes, upgrade needs and whether separate metering is permitted or practical.

Status for Power, water and metering
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Vehicle access and parking

Test driveway width, gradients, turning, parking and emergency access requirements.

Status for Vehicle access and parking
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Construction constraints

Bushfire exposure

Order an address-level bushfire assessment and determine any BAL construction response.

Status for Bushfire exposure
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Flood and overland flow

Obtain property flood information and check floor levels, flow paths and drainage constraints.

Status for Flood and overland flow
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Wind, corrosion and termite

Confirm site classifications that affect structural design, materials and durability.

Status for Wind, corrosion and termite
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Approval and use

Planning approval pathway

Confirm exemption, complying pathway or permit requirements with the responsible authority.

Status for Planning approval pathway
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Building approval and consultants

Identify required survey, design, engineering, energy, certification and inspection evidence.

Status for Building approval and consultants
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Rental and intended use

Confirm occupation, rental, short-stay and family-use rules plus insurance and tax implications.

Status for Rental and intended use
Evidence packMissing

Metadata only. QuickProperty does not store or upload the underlying document.

Tully, QLD 4854 · Local browser record

Investigation aid only. Confirm current planning, building, title, service and hazard requirements with qualified professionals and responsible authorities.

Building due diligence

Construction requirements can change by location.

1 broad-area layer staged

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

Moderate broad-area context

About 15.8% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

NSW RFS Bush Fire Prone Land
Moderate exposure ~15.8%
~15.8% of the suburb is Bush Fire Prone Land

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Population outlook

ABS projection · Tully SA2 area · 2022 base
11,243 people · 202212,441 by 2032 (+10.7%)

ABS population projection (2022 base) for the Tully SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Tully QLD — Property Data and Demographics

Tully is a compact suburb in Queensland within the Cassowary Coast local government area (postcode 4854). With a population of 2,368, the suburb has a settled mid-life population with a median age of 38. Households earn a median income of $66K per year, with an average household size of 2.4 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.0% year-on-year at the LGA level. QLD employment has moved +1.5% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. QLD also had 35 Commonwealth-backed major projects under construction, 16 underway, and 30 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are labourers, managers, technicians & trades. Employment in the area leans toward agriculture and retail trade. The top ancestries reported are Australian, English, Irish.

Median house prices in Tully sit at $450,000, little changed on a year ago. Units have a median price of $245,000 (-15.5% YoY). The current median weekly rent is $230. This gives a gross rental yield of approximately 2.7%. The median monthly mortgage repayment is $1,100.

Tully is served by 3 schools, including 2 primary, 1 secondary. The average ICSEA score is 939, which is below the national average of 1,000. Healthcare facilities include 1 public hospital. The crime rate in the Cassowary Coast LGA is moderate at 5,853 incidents per 100,000 population.

On the investment side, Tully shows a gross rental yield of approximately 2.7%, rated as low yield. Property prices sit below the state median ($450K/$1.1M), which can point to relative value. The price-to-income ratio of 6.8x is considered moderate. House prices have moved +0.0% year-on-year. Population growth of +1.0% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Rental Yield2.7%↓ Low Yield
Price vs State$450K/$1.1M↑ Below Median
Affordability6.8x· Moderate
Price Momentum+0.0%· Stable
Pop. Growth+1.0%· Stable
Development+0%· Steady
InvestmentQLD
Mortgage · mth$1,100
Rent · wk(Census)$250
Market rent · wk(Q1 2026)$230
Gross yield2.9%
Price / income6.8x
Population growth · Cassowary Coast LGAABS ERP
Population (2025)30,666
5-year growth+0.7% CAGR
YoY change+1%
20012025
Development · Cassowary Coast LGAABS Approvals
Approvals (2026)169
Houses 71%Units 29%
YoY change+0%
Employment · Cassowary Coast LGASALM
Unemployment (Dec-25)7.2%
YoY change+3pp
Dec-10Dec-25
Property investors · Postcode 4854ATO
Negatively geared3.9%
133 of filers
Avg rental loss$4,840/yr
Landlords (rental income)326
Reported capital gains227
People & prosperity
DemographicsCensus 21
Population2,368
Median age38
Household size2.4
HH income · wk$1,270
Personal income · wk$727
Persons / bedroom0.8
IncomeATO 22-23
Median income$39,504
Mean income$50,881
Earners8,160
YoY change-3.5%
SEIFA indexABS
Advantage (IRSAD)2/10
Education (IEO)1/10
Economic (IER)1/10
Disadvantage (IRSD)1/10
Income momentumCensus 16→21
HH income · wk$1,152 → $1,270
Change+10.2%
vs QLD median-7.8 pp
Median rent+4.2%
softeningvs QLD 2016–21
Top occupationsCensus
Labourers378Managers132Technicians & Trades103Machinery Operators & Drivers103Community & Personal Service101
Top industriesCensus
Agriculture353Retail Trade99Manufacturing90Healthcare72Education70
Top ancestryCensus
Australian694English624Irish261Aboriginal Australian227Italian210
Area & amenity
Local amenitiesOSM
Supermarkets4
Pharmacies2
GP / clinics2
Fuel stations3
Cafes & dining11
iga1
Hospitals · Cassowary Coast LGAAIHW
Public2
Private0
Innisfail Hospitalpublic
Tully Hospitalpublic · in suburb
Aged care · Cassowary Coast LGAGEN
Facilities3
Residential places294
Ozcare Innisfail160 places
Tully & District Nursing Home72 places · in suburb
Churches of Christ Rockingham Aged Care Service62 places
Childcare · Cassowary Coast LGAACECQA
Services13
Approved places528
Exceeding NQS2
Community Kids Innisfail Early Education Centre75 places
Goodstart Early Learning South Innisfail - Mourilyan Road58 places
Goodstart Early Learning Innisfail57 places
Bright Horizons Australia Childcare Wongaling45 places
Cardwell Early Learning45 places
Discoveries Child Care45 places
+7 more in Cassowary Coast LGA
Nearby in Cassowary Coast LGA12
Innisfail$315K · 1,091East Innisfail · 1,757Innisfail Estate · 1,454Cardwell · 1,320Wongaling Beach · 1,323Mission Beach · 1,014Belvedere · 943South Mission Beach · 968Kurrimine Beach · 742Cullinane · 551Mourilyan · 509South Innisfail · 508
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Sources & freshness
Strong evidence

Tully has enough direct local evidence for a first-pass decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
Prices come from release-based suburb series.

Direct state price coverage is used where present; missing house or unit anchors fall back to annual ABS SA2 matches

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
QGSO Housing Profiles / ABS Data by Region · 2024 · Direct state price coverage is used where present; missing house or unit anchors fall back to annual ABS SA2 matches
medium stability · automated · every update · quarterly
Verify
Market rent
Queensland RTA · Q1 2026 · State market dataset
medium stability · automated · every update · quarterly
Available
Crime
State crime dataset · Year ending May 2026 · Area-level release dataset
Available
Schools
ACARA 2025 · 3 schools matched
stable source · automated · every update · annual
Available
Hospitals
AIHW · 1 hospitals matched
medium stability · manual file · snapshot · mixed
Available
Transport
GTFS feeds · No matched local transport stops
medium stability · manual file · snapshot · mixed
Missing
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.

Tully FAQ

Common questions
  1. What LGA is Tully in?

    Tully is in the Cassowary Coast Local Government Area, QLD, postcode 4854. Council-level context for Cassowary Coast LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the median house price in Tully?

    The current median house price in Tully, QLD is $450K, based on the latest available sales data from state Valuers General offices and ABS Data by Region.

  3. What is the typical weekly rent in Tully?

    The median weekly rent in Tully is $230/wk, based on the current market rent dataset. The current rent signal is rent context available.

  4. What does the rent signal say about Tully?

    Rent context available: Tully has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  5. Is Tully a good investment?

    QuickProperty's investment signals for Tully show: Low Yield, Below Median, Moderate. These are computed from price, rent, income, and population data — not an opaque score.

  6. Where does QuickProperty get its data for Tully?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  7. How often is the Tully data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.