Markwell Place Comparative Market Analysis
Prospective buyers can review the Comparative Market Analysis for transparent guidance on the indicative market position of the lots.
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Property: 313–317 Markwell Road, Caboolture QLD 4510
Development Approval: DA/2025/3670 (1 into 5 lots)
Original CMA: 7 April 2026
Market Update: 26 August 2026
Comparative Market Analysis
This Comparative Market Analysis (CMA) provides an indicative overview of the proposed lots at 313–317 Markwell Road, Caboolture, following the approved 1 into 5 lot subdivision.
Originally prepared in April 2026, this CMA has been updated to reflect market evidence available as at 26 August 2026, together with buyer activity experienced within Markwell Place itself.
Positioned within the growing Caboolture–Elimbah corridor, Markwell Place offers a limited release of lifestyle lots ranging from 3,000m² through to 6,030m², including one lot with an existing dwelling. Lot 1 has direct road frontage, while Lots 2 to 5 are configured as battle-axe lots. That distinction has been considered within the indicative CMA ranges below.
The market has continued to move since the original April 2026 analysis. Importantly, recent evidence is not limited to conventional street-fronting land. A nearby 3,043m² battle-axe lot in Elimbah has now sold for $855,000, providing a particularly relevant comparison when considering the positioning of the Markwell Place battle-axe lots.
A key point of difference within this release is Lot 1, which includes the existing dwelling and also appears to present future subdivision potential. Based on the current City of Moreton Bay Planning Scheme, there appears to be potential for Lot 1 to be further divided into two lots in the future, subject to council approval, infrastructure and servicing requirements, detailed design, planning controls and all other relevant investigations and approvals at the time.
Prospective Lot 1 buyers also have the opportunity to explore that potential for themselves through a free, obligation-free initial consultation with a town planner. This gives buyers a practical way to ask questions relevant to their own plans rather than relying solely on the information contained in this CMA.
Snapshot
- Original site: 20,860m²
- Approved subdivision: 1 into 5 lots
- Location: 313–317 Markwell Road, Caboolture QLD 4510
- Approval: Approved subject to conditions of Decision Notice DA/2025/3670
- Offering: Lifestyle lots from 3,000m² to 6,030m², including one lot with an existing dwelling
- Lot configuration: Lot 1 has direct road frontage; Lots 2 to 5 are battle-axe lots
- Buyer activity: Lot 3 is under contract
- Recent comparable evidence: A 3,043m² battle-axe lot at 55 Emu Road, Elimbah sold for $855,000 in August 2026
- Lot 1 planning opportunity: Lot 1 appears to have potential for future further subdivision under the current City of Moreton Bay Planning Scheme, subject to all necessary approvals and requirements. Prospective buyers can also request a free, obligation-free initial consultation with a town planner to explore the planning position for themselves.
Approved Lot Schedule
Lot 1 – 6,030m² with existing dwelling
Lot 1 is the premium improved holding within this release. It combines a substantial 6,030m² landholding, direct road frontage and an existing dwelling, creating immediate lifestyle appeal for buyers wanting space, usability and an established property.
Lot 1 also appears to offer particularly interesting longer-term potential. Under the current City of Moreton Bay Planning Scheme, there appears to be potential for the lot to be further divided into two in the future, subject to council approval, infrastructure and servicing requirements, design outcomes, planning controls and all other relevant requirements.
Importantly, prospective buyers do not need to assess that potential based on this CMA alone. A free, obligation-free initial consultation with a town planner is available to prospective Lot 1 buyers. Buyers can submit their questions through the Lot 1 enquiry form and select Town Planner Consultation.
This gives prospective buyers an opportunity to investigate their own ideas for the property before making a decision — whether that relates to possible future subdivision, building strategy, access, servicing or another planning consideration.
Any future subdivision would still require its own assessment and approvals process. However, the ability to speak directly with a town planner gives buyers a practical way to explore the opportunity and better understand how Lot 1 might fit their longer-term plans.
Indicative CMA range: $1.50 million – $1.70 million
Upper-end outcome: Up to approximately $1.75 million
JtA.REALESTATE · MARKWELL PLACE · LOT 1
What could Lot 1 become?
Considering Lot 1 and want to understand its longer-term potential? Prospective buyers can speak with a town planner in a free, obligation-free initial consultation and ask questions specific to their own ideas for the property.
Lot 2 – 3,000m²
Lot 2 provides a 3,000m² lifestyle homesite within the development. Its battle-axe configuration provides greater separation from Markwell Road and may appeal particularly to buyers seeking privacy and a homesite removed from passing traffic.
Battle-axe configuration has been specifically considered when determining the indicative range. Importantly, recent market evidence demonstrates that battle-axe configuration itself does not prevent strong buyer outcomes, with a 3,043m² battle-axe lot at 55 Emu Road, Elimbah selling for $855,000 in August 2026.
Indicative CMA range: $780,000 – $830,000
Upper-end outcome: Up to approximately $850,000
Lot 3 – 3,000m²
Lot 3 is another 3,000m² battle-axe lot and offers a similar balance of lifestyle space, privacy and proximity to Caboolture and Elimbah.
Lot 3 is now under contract. While an under-contract transaction is not a completed sale, securing a buyer provides direct evidence of demand for this style of homesite within Markwell Place itself.
Indicative CMA range: $780,000 – $830,000
Current position: Under contract
Lot 4 – 3,730m²
At 3,730m², Lot 4 provides a larger landholding than Lots 2 and 3 and is expected to appeal to buyers wanting additional room for a substantial home, shed, outdoor living, storage or landscaped space.
Lot 4 is also a battle-axe lot. Its additional area supports a premium over the 3,000m² lots, although additional land should not simply be valued by applying the same dollar-per-square-metre rate across the entire allotment.
Indicative CMA range: $830,000 – $900,000
Upper-end outcome: Up to approximately $940,000
Lot 5 – 5,100m²
Lot 5 is the largest vacant holding within the release at approximately 5,100m². It offers substantially more land than the standard 3,000m² lifestyle product and should appeal to buyers specifically seeking additional space, privacy and separation.
As with Lots 2 to 4, Lot 5 has a battle-axe configuration. Its larger overall area provides scarcity value, while its access arrangement and the diminishing marginal value generally attributable to additional acreage have also been considered.
Indicative CMA range: $900,000 – $1.00 million
Upper-end outcome: Up to approximately $1.05 million
Indicative Pricing Summary
| Lot | Area | Configuration | Indicative CMA range | Additional context |
|---|---|---|---|---|
| Lot 1 | 6,030m² + existing dwelling | Direct frontage | $1.50m – $1.70m | Upper-end outcome to ~$1.75m |
| Lot 2 | 3,000m² | Battle-axe | $780k – $830k | Upper-end outcome to ~$850k |
| Lot 3 | 3,000m² | Battle-axe | $780k – $830k | Under contract |
| Lot 4 | 3,730m² | Battle-axe | $830k – $900k | Upper-end outcome to ~$940k |
| Lot 5 | 5,100m² | Battle-axe | $900k – $1.00m | Upper-end outcome to ~$1.05m |
August 2026 Market Evidence
The Caboolture–Elimbah lifestyle acreage market has strengthened materially since the original CMA was prepared in April 2026. Recent transactions now demonstrate prices well into the $800,000s and, in some instances, above $900,000 for vacant lifestyle land around the 3,000m² mark.
Recent Sales
| Property | Area | Price | Evidence |
|---|---|---|---|
| Lot 4, 55 Emu Road, Elimbah | 3,043m² | $855,000 | Sold 12 August 2026 – battle-axe lot |
| 73 Fairmount, Elimbah | 3,045m² | $915,000 | Sold 6 July 2026 |
| Lot 5–10, 57 Emu Road, Elimbah | 3,004m² | $865,000 | Sold 23 December 2025 |
Current Competing Land
| Property | Area | Current asking position |
|---|---|---|
| 322 Markwell Road, Caboolture | 3,000m² | From $860,000 |
| 50 Hammond Road, Caboolture | 3,000m² | Offers over $869,000 |
| 10 Field Road, Caboolture | 3,000m² | $800,000 |
Current asking prices represent vendor asking positions only and are not completed sale evidence. Property characteristics, configuration, services, title status, usable area and location vary between properties.
What Does This Mean for a Markwell Place Buyer?
The evidence provides useful context for prospective buyers considering Markwell Place.
Firstly, the broader 3,000m² market has moved. Recent Elimbah sales of approximately 3,000m² have achieved $855,000, $865,000 and $915,000. This is materially stronger than the market evidence that was available when the original Markwell Place CMA was prepared in April 2026.
Secondly, the battle-axe configuration has not been ignored. The indicative Markwell Place ranges specifically make an allowance for Lots 2 to 5 being battle-axe lots. However, the recent $855,000 sale at Lot 4, 55 Emu Road is particularly important because that 3,043m² property is itself a battle-axe lot. It demonstrates that buyers are prepared to pay strongly for well-positioned lifestyle land even where access is configured in this way.
Thirdly, the current Markwell Place position remains competitive against the surrounding evidence. The indicative $780,000 to $830,000 range for the 3,000m² Markwell Place lots sits below the recent $855,000 and $915,000 Elimbah sales and below several current Caboolture asking positions. The comparison is not like-for-like and should not be treated as a valuation of any individual lot, but it provides prospective buyers with meaningful evidence when assessing relative value.
There is also evidence from within Markwell Place itself. Lot 3 is now under contract, demonstrating that a buyer has already chosen to secure one of the 3,000m² battle-axe lots within the development.
Lot 1 gives buyers an additional opportunity to investigate value beyond today’s use of the property. The 6,030m² holding already includes an existing dwelling and direct road frontage, but its potential longer-term planning position may be equally important to some buyers. Rather than asking a prospective buyer to rely solely on the statements in this CMA, JtA makes an initial consultation with a town planner available free of charge and without obligation. This allows buyers to ask questions relevant to their own plans and obtain professional planning input before deciding whether the opportunity is right for them.
For a prospective buyer, the opportunity is therefore not simply about securing a large block of land. It is the opportunity to secure lifestyle-scale land within the Caboolture–Elimbah corridor at a price position that, on the currently available evidence, remains competitive with other approximately 3,000m² offerings and recent transactions in the surrounding market — while Lot 1 additionally provides buyers with the ability to investigate its planning potential directly with a town planner.
Battle-Axe Does Not Simply Mean “Less Valuable”
Lot configuration is one factor in value, but it should be considered in context rather than in isolation.
Some buyers prefer direct street frontage. Others actively value the characteristics a battle-axe homesite can provide: greater separation from the road, reduced exposure to passing traffic and a more private residential setting.
The market evidence is particularly useful here. The recent $855,000 sale of the 3,043m² battle-axe lot at 55 Emu Road demonstrates that the configuration itself does not prevent a property from achieving a strong result. The appropriate question is therefore not simply whether a lot is battle-axe, but how its size, usability, privacy, access, location and price come together as a whole.
Buyer Positioning
Markwell Place offers buyers several distinctly different propositions rather than five interchangeable blocks.
Lots 2 and 3 provide the most accessible entry into the development at approximately 3,000m². Their battle-axe configuration may particularly suit buyers who value separation from the road and a more private homesite environment.
Lots 4 and 5 provide progressively larger landholdings for buyers seeking more room, while Lot 1 sits in a separate category as an improved 6,030m² holding with direct frontage, an existing dwelling and potential longer-term planning upside. Prospective Lot 1 buyers also have the unusual opportunity to discuss that planning potential directly with a town planner through a free, obligation-free initial consultation before making their decision.
The range of configurations and lot sizes means value should be considered on the characteristics of each individual lot rather than by applying a uniform rate per square metre across the development.
Important Note
The figures contained in this document are indicative CMA ranges only. They are not formal valuations.
This Comparative Market Analysis is intended as a general guide to likely market positioning and indicative price ranges based on available comparable evidence, property characteristics and buyer activity. It should not be relied upon for lending, statutory or taxation purposes.
Lot 3 is presently under contract. An under-contract transaction does not constitute a completed sale and remains subject to the relevant contractual arrangements and settlement occurring.
Current asking prices referred to within this CMA represent vendor asking positions only and should not be interpreted as completed sale evidence.
Comparable properties are not identical to the Markwell Place lots. Differences may include access, frontage, usable land area, topography, services, improvements, title status, location and other characteristics. Comparable evidence should therefore be considered as part of the overall market context rather than as a direct valuation of an individual lot.
Any reference to future subdivision or further development potential is indicative only. While Lot 1 appears to have potential for further subdivision under the current City of Moreton Bay Planning Scheme, any such outcome remains subject to separate assessment, council approval, infrastructure and servicing requirements, planning controls, operational requirements and all other relevant approvals and constraints at the time. No warranty or representation is made that any future subdivision outcome will be achieved.
The availability of an initial consultation with a town planner is intended to assist prospective buyers to explore relevant planning questions. It does not constitute planning approval, a guarantee of any future development outcome, or a substitute for a buyer obtaining any further professional advice or investigations they consider appropriate.
Final sale prices may vary depending on market conditions, lot configuration, access, presentation, infrastructure, titling and registration timing, buyer demand, contract terms and any other factors relevant at the time.