Bianca Stubbs
93 Cumberland Drive, Alexandra Hills, Qld 4161
Offers Over $1.1m+
3 1 2
Open Saturday 6 June 9:00 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Alexandra Hills โ Quandamooka Country
Originally used for timber getting and farming, the area remained rural until the post-WWII housing boom. Rapid residential development occurred in the 1970s and 1980s, transforming it into a primary residential hub for the Redland Shire.
A mature, green residential suburb dominated by detached family homes on generous allotments, known for its hilly terrain and community atmosphere.
Overall Score
7.4
A solid middle-ring performer with high family appeal and consistent demand.
Name Origin
Named in honor of Princess Alexandra, the Princess of Wales, following a request from local residents in the late 19th century.
Established
Gazetted 1972
Green Space
Home to the Scribbly Gums Conservation Area.
Education Hub
Contains one of the largest TAFE campuses in the region.
Topography
One of the highest points in the Redlands, offering bay breezes.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
6.8
Steady growth driven by families priced out of neighboring Ormiston and Cleveland.
Amenity
8.2
Excellent local shopping, sports clubs, and proximity to major regional hospitals.
Schools
8.5
Highly regarded state and private options make it a primary choice for parents.
Transport
5.2
Relies heavily on bus networks and private vehicles; no direct rail access.
Risk Profile
6.5
Moderate risk due to bushfire zones and some overland flow areas.
Liveability
8.4
High quality of life with abundant parks and a quiet, suburban feel.
Demographics
7.6
Stable population of established families and increasing numbers of young professionals.
Rental Demand
8.1
Very tight vacancy rates due to the suburb's popularity with long-term family tenants.
Growth Potential
7.2
Strong long-term prospects as Redlands infrastructure continues to expand.
Affordability
6.4
Becoming less affordable as it transitions from an entry-level to a mid-market suburb.
Crime & Safety
7.1
Generally safe with crime rates largely consistent with regional averages.
Walkability
4.5
Hilly terrain and cul-de-sac layouts make it difficult to navigate without a car.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$925,000
Estimated March 2026
12mo Growth
6.4%
Steady capital appreciation
Vacancy Rate
0.9%
Extremely tight rental market
Family Ratio
78%
High concentration of households with children
Parkland
14%
Total suburb area dedicated to green space
CBD Commute
40-55m
Via Old Cleveland Road during peak
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Key Advantages
- Large block sizes typically ranging from 600sqm to 800sqm.
- Excellent school catchment zones including Alexandra Hills State High.
- Proximity to Moreton Bay lifestyle without the waterfront price tag.
- Strong sense of community and active local sporting clubs.
- Elevated pockets benefit from cooling bay breezes and local views.
- Comprehensive local retail at Alexandra Hills Shopping Centre.
โ ๏ธ Key Watch-Outs
- Significant bushfire overlays on the suburb's southern and eastern fringes.
- Lack of a train station requires a drive to Ormiston or Cleveland for rail.
- Aging housing stock (1970s/80s) often requires asbestos management during renovation.
- Traffic congestion on Finucane Road and Old Cleveland Road during peak hours.
- Limited nightlife or high-end dining options within the suburb itself.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Established Family
How this suburb feels day-to-day.
๐ Property Types
Predominantly detached brick-and-tile houses, with a small number of townhouses near retail hubs.
Dominant dwelling stock.
๐ฐ Price Range
$780,000 – $1,350,000
Typical entry to ceiling.
๐ก Why It Matters
Alexandra Hills serves as the 'engine room' of the Redlands, providing essential housing for the region's workforce. Its stability makes it a lower-volatility investment compared to high-density coastal pockets.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$925,000
$820k – $1.4m
๐ข Unit Median
$575,000
$520k – $680k
๐ Price Trend
+6.4% past 12 months
12-month movement
๐ Weekly Rents
Houses $680pw, Units $530pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The price gap between Alexandra Hills and neighboring Ormiston/Cleveland has narrowed, but it remains the value-play for families seeking land.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
12% below Brisbane Greater Metro median
Price comparison
๐ Income Ratio
8.4x annual income
Median price รท median income
๐ณ Gross Yield
3.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than the bayfront, rapid price growth since 2021 has pushed the suburb out of reach for many first-home buyers without significant deposits.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
0.9%
Lower = tighter market
โฑ๏ธ Days to Lease
16 days
Avg time on market
๐ Rent Growth p.a.
+8.5% pa
Annual rental increase
Demand LevelVery High
๐ค Tenant Profile
Families seeking long-term stability near schools and TAFE staff/students.
๐ผ Investor Outlook
Excellent for capital growth and low vacancy risk. Yields are moderate but the tenant profile is generally low-risk and long-duration.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.4%
1-Year Growth
+24% cumulative
3-Year Growth
+58% cumulative
5-Year Growth
๐ Growth Drivers
- Ongoing gentrification as younger families renovate 1980s stock.
- Proximity to the expanding Redland Hospital and health precinct.
- Limited new land supply in the Redlands forcing demand into established suburbs.
- Infrastructure upgrades to the Cleveland-Brisbane transport corridor.
โ Headwinds
- Rising insurance premiums for bushfire-prone properties.
- Interest rate sensitivity among middle-income mortgage holders.
- Limited scope for high-density rezoning in the short term.
๐ฎ 5-Year Outlook
Expect consistent mid-single-digit annual growth. The suburb will likely benefit from the 'halo effect' of the 2032 Olympic venues located in the wider Brisbane/Redlands region.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
8% below Brisbane metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium Personal Safety: Low Traffic Incidents: Medium
๐ What to Check Locally
Check local police statistics for specific pockets near the shopping center and public transport hubs where opportunistic theft is more frequent.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
The primary physical risks are bushfire and localized overland flow during extreme weather events. Structural risks include aging plumbing and asbestos in older homes.
๐ Flood Risk
Low riverine flood risk, but some properties are subject to overland flow paths identified in Redland City Council mapping.
๐ฅ Bushfire Risk
High risk for properties on the southern and eastern edges bordering conservation land.
๐ฆ Insurance Impact
Premiums are increasing for properties within the Bushfire Hazard Overlay; buyers should obtain quotes prior to going unconditional.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
Low Density Residential
๐ฒ Overlays
Bushfire Hazard, Environmental Significance, Waterway Corridor
๐๏ธ Development Hotspots
Minor subdivision of larger corner lots; renovation of 1970s brick homes.
Strict environmental overlays limit the ability to clear land or subdivide in many parts of the suburb.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Bus services connect to Capalaba and Cleveland; car is essential for most.
๐๏ธ Amenity & Retail
Strong local retail presence with Woolworths, Coles, and specialty stores.
๐ฒ Parks & Recreation
Excellent access to Scribbly Gums and numerous local playgrounds like Goodhew Park.
๐ซ Schools
A major drawcard, with highly rated state schools and nearby private colleges.
๐ฅ Healthcare
Close to Redland Hospital and various private medical suites in Cleveland.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A stable, middle-class community dominated by nuclear families and aging-in-place retirees.
๐ต Median Income
$94,500 pa per household
๐ Ownership
74% owner-occupied, 24% renting
๐ Age Profile
Median age 39
๐ Education
High percentage of trade qualifications and increasing tertiary education rates.
๐ Age Distribution
The high owner-occupancy rate contributes to well-maintained streetscapes and community stability.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Focus is on infrastructure and health services rather than large-scale residential projects.
๐ Positive Impacts
- Redland Hospital expansion increasing local employment.
- Upgrades to the Eastern Busway improving transit times to Brisbane.
- Refurbishments of local parklands and sporting facilities.
๐ Negative Impacts
- Increased traffic on main arterial roads during construction phases.
- Loss of some local vegetation for infrastructure widening.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐Ormiston
Position North-East
Price 25% more expensive
Lifestyle More prestigious, closer to the water and train station.
Best for High-income families and retirees.
๐Capalaba
Position West
Price Similar to 5% cheaper
Lifestyle More commercial/industrial, higher density retail.
Best for First home buyers and retail workers.
๐Cleveland
Position East
Price 15% more expensive
Lifestyle Bayside village feel with harbor and ferry access.
Best for Lifestyle seekers and commuters.
๐Birkdale
Position North
Price 10% more expensive
Lifestyle Coastal influence with better rail access.
Best for Commuters wanting bay proximity.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Eatons Hill
QLD
7.5/10
Leafy, family-oriented, hilly terrain, and similar distance to CBD.
The Gap
QLD
8.2/10
Strong school focus and bushland interface, though more expensive.
Ferny Hills
QLD
7.6/10
Hilly, 1970s housing stock, popular with young families.
Heathmont
VIC
7.8/10
Leafy, established family suburb with strong secondary school appeal.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents value the suburb for its safety, 'green' feel, and the quality of local schools, though some express frustration with peak-hour traffic.
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Family Life
It's the perfect place to raise kids; the schools are fantastic and there's a park around every corner.
Safety Schools
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Transport
The drive to the city is getting longer every year, and we really need better public transport options.
Traffic Commute
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Community
I've lived here since the 80s. It's changed a lot but still has that friendly, quiet neighborhood feel.
Quiet Community
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Value
We bought an old brick place and are renovating. It's hard work but the block size is something you just can't get closer to town.
Block Size Affordability
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Lifestyle
Great for peace and quiet, but you have to drive to Cleveland or the City if you want a decent night out.
Nightlife Peaceful
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Investment
I've never had a vacancy longer than a week. Families love the school catchments here.
Demand Tenants
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Prioritize properties on the high side of the street to capture breezes and avoid drainage issues.
- Verify school catchment boundaries as they are strictly enforced for the High School.
- Budget for a comprehensive building and pest inspection focusing on termites and asbestos.
- Look for homes with side access, as this is highly prized for boat or caravan storage in the Redlands.
- Check the Redland City Council PD Online portal for any nearby development applications.
- Negotiate harder on properties with high BAL (Bushfire Attack Level) ratings due to insurance costs.
โ Questions to Ask the Agent
- Is this property located within a Bushfire Hazard Overlay?
- Has the home been tested for asbestos, particularly in the wet areas or eaves?
- Are there any known overland flow or drainage issues on this specific block?
- What are the current school catchment zones for this address?
- Is there side access for a boat or trailer, and is it council-approved?
- When was the last termite barrier treatment or inspection performed?
- Are there any easements on the property that would prevent a pool or shed installation?
- What is the typical commute time to the CBD from this specific pocket at 7:30 AM?
๐ท๏ธ Seller Strategy
- Highlight energy-efficient upgrades like solar, which are popular in this demographic.
- Ensure gardens are tidy but low-maintenance to appeal to busy families.
- Modernize kitchens and bathrooms to achieve premium prices; buyers here prefer 'move-in ready'.
- Showcase any outdoor entertaining areas as 'lifestyle' extensions of the home.
- Provide a recent pest clearance certificate to build buyer confidence in older timber-frame homes.
๐ฃ Positioning Tips
Position the property as a 'forever family home' emphasizing safety, school proximity, and the generous land size compared to new estates.
๐ผ Investment Case
High-yield stability with low vacancy risk.
โ ๏ธ Investment Risks
Higher maintenance costs on older 1970s stock and potential for rising insurance in bushfire zones.
๐ Action Plan
- Target 3-4 bedroom houses on 600sqm+ lots.
- Focus on the Alexandra Hills State High catchment area.
- Consider minor cosmetic renovations to maximize rental yield.
- Ensure the property has adequate bushfire mitigation (cleared gutters, managed vegetation).
๐ Renter Tips
- Apply quickly with a complete profile; competition for houses is fierce.
- Look for properties with air conditioning, as the suburb can get humid.
- Check bus route proximity if you don't have a second car.
๐๏ธ What Renters Love Here
Quiet streets, large yards for pets/children, and good local amenities.
โ ๏ธ Renter Watch-Outs
Limited apartment stock; most rentals are full-sized houses.
๐ข Landlord Strategy
- Allow pets to significantly increase your applicant pool.
- Maintain the garden to a high standard to attract premium tenants.
- Install security screens to meet the expectations of safety-conscious families.
๐ Compliance & Management
Ensure smoke alarms meet the latest QLD 2022/2027 legislative requirements and check for electrical safety switches.
๐ค Agent Insights
- Stock levels remain low, keeping prices resilient despite interest rate pressures.
- The 'renovator' market is cooling slightly as construction costs remain high.
- Out-of-area buyers from Sydney and Melbourne are still active in this price bracket.
๐ฏ Marketing Angles
Focus on 'The Redlands Lifestyle'—proximity to the bay, great schools, and room to grow.
๐ค Target Buyer Profile
Upsizing local families and interstate relocators seeking value.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Check Redland City Council Flood and Bushfire maps.โ
Verify the property is within the desired school catchment.โ
Conduct a professional building and pest inspection.โ
Review the Title Search for any restrictive covenants or easements.โ
Obtain an insurance quote to check for bushfire-related premiums.โ
Check for any unapproved structures (decks, sheds, carports).โ
Inspect the condition of the roof and guttering (common issue in older stock).โ
Verify the functionality of any solar power systems.โ
Assess the distance to the nearest bus stop and frequency of service.โ
Research any planned roadworks or infrastructure projects nearby.โ
Check the NBN connection type (FTTP is preferred).โ
Evaluate the slope of the land for potential drainage or retaining wall issues.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ redland.qld.gov.au ๐ abs.gov.au ๐ planning.statedevelopment.qld.gov.au ๐ police.qld.gov.au ๐ qfes.qld.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of 2026-03-13 and contains estimates for the purpose of market analysis. It does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with professionals before making any property purchase.
