Deanne Hansom
50 Foxmont Drive, Carina, Qld 4152
Offers Closing 10th Nov - if not prior
4 2 2
Open Saturday 24 October 1:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Carina — Turrbal and Jagera Country
Originally a rural district dominated by timber getting and dairy farming in the mid-1800s. The area transitioned into a residential hub post-WWII, characterized by the iconic 'post-war' timber cottage and significant Housing Commission developments that have since been privatized and renovated.
Today, Carina is a vibrant middle-ring suburb undergoing significant gentrification, where original timber homes sit alongside modern luxury builds and contemporary townhouse complexes.
Overall Score
8
A top-tier performer for families seeking lifestyle without the Camp Hill price tag.
Name Origin
Named after Carina Kate Sayce, the daughter of Ebenezer Sayce, who lived in the area in the late 19th century.
Established
Gazetted 1975
Unique Etymology
One of the few Brisbane suburbs named after a specific local resident's child.
Sporting Hub
Home to the Clem Jones Centre, one of Queensland's largest multi-sport community precincts.
Green Lungs
Contains significant portions of the Bulimba Creek bikeway and parkland system.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand with low inventory levels keeping prices resilient despite interest rate cycles.
Amenity
9
Exceptional access to Westfield Carindale, local cafes, and the Clem Jones Centre.
Schools
7
Solid local primary options, though many residents look to nearby Coorparoo or Camp Hill for secondary.
Transport
6
Excellent bus connectivity via Old Cleveland Road, but lacks a dedicated rail station.
Risk Profile
6
Flood overlays in low-lying pockets require careful site-specific due diligence.
Liveability
8
High quality of life with abundant parks, sporting facilities, and shopping convenience.
Demographics
8
Shift towards high-income young families and professionals replacing older long-term residents.
Rental Demand
9
Extremely tight vacancy rates driven by proximity to the CBD and major employment hubs.
Growth Potential
8
Strong upside as buyers priced out of inner-east neighbors move one suburb further out.
Affordability
5
Median house prices now firmly exceed $1.3m, pushing it out of reach for many first-home buyers.
Crime & Safety
7
Generally safe, with typical suburban property crime concentrated near major transport corridors.
Walkability
6
Pockets near the Carina shops are highly walkable, but the suburb is largely car-dependent.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,385,000
Reflecting 2025-2026 growth
Median Unit
$795,000
Includes modern townhouses
Vacancy Rate
0.9%
Critical undersupply of rentals
CBD Distance
7km
Direct access via Old Cleveland Rd
Family Ratio
68%
Dominant household type
5yr Growth
54%
Strong historical performance
✅ Key Advantages
- Proximity to Westfield Carindale, one of Brisbane's premier retail destinations.
- Abundance of recreational space including Minnippi Parklands and Clem Jones Centre.
- Diverse housing stock ranging from entry-level townhouses to luxury new builds.
- Strong capital growth history driven by 'ripple effect' from Camp Hill.
- Excellent bus transit frequency along the Old Cleveland Road corridor.
⚠️ Key Watch-Outs
- Significant flood and overland flow overlays in the southern and eastern pockets.
- Traffic congestion on Old Cleveland Road and Creek Road during peak hours.
- Lack of a train station within the suburb boundaries (requires bus or drive to Cannon Hill).
- Increasing number of high-density townhouse developments impacting local street parking.
- Character residential overlays can restrict demolition or significant renovation of older homes.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Residential
How this suburb feels day-to-day.
🏠 Property Types
Mix of post-war timber houses, modern luxury homes, and medium-density townhouses.
Dominant dwelling stock.
💰 Price Range
$750k (Units) – $2.5m+ (New Luxury Houses)
Typical entry to ceiling.
💡 Why It Matters
Carina serves as the 'sweet spot' for buyers who want the lifestyle of the inner-east but require more land or a newer home than what is available in more expensive adjacent suburbs.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,385,000
$1.15m – $2.4m
🏢 Unit Median
$795,000
$620k – $950k
📈 Price Trend
+7.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $750pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and townhouses is widening, making well-located townhouses a strong entry point for investors and first-time buyers.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% above Brisbane metro median
Price comparison
📋 Income Ratio
9.4x annual income
Median price ÷ median income
💳 Gross Yield
3.6% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than Camp Hill, Carina has transitioned from an entry-level suburb to a mid-to-high tier market, requiring significant household income for house purchases.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.9%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+11.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professional couples and families seeking proximity to CBD and Carindale employment hubs.
💼 Investor Outlook
Strong capital growth prospects and extremely low vacancy make it a safe-haven for long-term investors, though yields are compressing due to high entry prices.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+7.2%
1-Year Growth
+24% cumulative
3-Year Growth
+54% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing gentrification and replacement of post-war housing with luxury residences.
- Proximity to the Brisbane CBD (7km) and major retail hubs.
- Spillover demand from more expensive neighbors like Camp Hill and Coorparoo.
- Infrastructure improvements to the Eastern Busway and local road networks.
- High demand for family-friendly amenities and green space.
⛔ Headwinds
- Rising insurance costs for flood-prone properties.
- Interest rate sensitivity for highly leveraged family buyers.
- Limited remaining land for new detached housing developments.
🔮 5-Year Outlook
Expected to continue outperforming the broader Brisbane market as it solidifies its status as a premium family destination with limited supply and high desirability.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
12% below Brisbane average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check specific street lighting and proximity to major bus stops where opportunistic property crime is more frequently reported.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary physical risk is water-related, while market risks are tied to the rapid price escalation of recent years.
🌊 Flood Risk
Moderate risk. Specific areas near Bulimba Creek and local overland flow paths are subject to inundation during high-intensity rainfall.
🔥 Bushfire Risk
Very Low risk. Suburb is largely urbanized with managed parklands.
🏦 Insurance Impact
Premiums are notably higher for properties within the Brisbane City Council flood overlay zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
LMR2 Low-medium density residential (2 or 3 storey mix)
🔲 Overlays
Flood Overlay, Traditional Building Character Overlay (Pre-1946), Airport Environs.
🏗️ Development Hotspots
Old Cleveland Road corridor and streets adjacent to the Carina shopping strip.
Zoning allows for significant townhouse development, which can change the character of a street and impact future privacy or sunlight for adjacent houses.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Heavy reliance on buses; the 200-series routes provide high-frequency CBD access.
🛍️ Amenity & Retail
Exceptional; walking distance to local cafes, bakeries, and the Carina Leagues Club.
🌲 Parks & Recreation
Outstanding; access to Minnippi Parklands and the Bulimba Creek bikeway system.
🏫 Schools
Good; Carina State School and St Martin's are well-regarded primary options.
🏥 Healthcare
Strong; proximity to Belmont Private Hospital and numerous local GP clinics.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A professional-leaning suburb with a high concentration of young families and a growing cohort of high-income earners.
💵 Median Income
$115,000 pa (Household)
🏠 Ownership
64% owner-occupied, 36% renting
🎂 Age Profile
Median age 35
🎓 Education
High; 38% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The young, professional demographic supports local business growth and drives the demand for high-end property renovations.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on transport infrastructure and medium-density residential infill.
📈 Positive Impacts
- Brisbane Metro expansion improving connectivity to the Eastern Busway.
- Upgrades to the Clem Jones Centre facilities.
- Revitalization of the local Carina shopping precinct.
📉 Negative Impacts
- Increased traffic congestion during construction phases.
- Loss of backyard space as larger blocks are subdivided for townhouses.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Camp Hill
Position
West
Price
25% more expensive
Lifestyle
More prestigious, hilly terrain, better city views.
Best for
High-net-worth families.
📍Carindale
Position
South
Price
15% more expensive
Lifestyle
Larger blocks, 1980s-90s brick homes, closer to major mall.
Best for
Established families wanting space.
📍Cannon Hill
Position
North
Price
Similar
Lifestyle
Access to train line, more industrial history.
Best for
Commuters needing rail access.
📍Tingalpa
Position
East
Price
20% cheaper
Lifestyle
More industrial, further from CBD, entry-level houses.
Best for
First home buyers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Tarragindi
QLD
8.5/10
Similar distance to CBD, strong family focus, and post-war housing stock.
Stafford
QLD
7.8/10
Middle-ring gentrification, post-war timber homes, strong capital growth.
Moorooka
QLD
7.5/10
Diverse housing, strong rental demand, and similar price point.
Everton Park
QLD
8.1/10
Strong retail amenity and family-oriented lifestyle.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents praise the suburb for its 'community feel' and convenience, though some express frustration with increasing traffic and the loss of older character homes.
★★★★★
Family Lifestyle
We love being able to walk to the library and the Clem Jones Centre; it's the perfect place to raise kids.
Community
Amenity
★★★★☆
Value for Money
It was the only place this close to the city where we could still afford a house with a decent yard.
Location
Price
★★★☆☆
Development
Too many townhouses are going up now, and the traffic on Creek Road is becoming a nightmare.
Traffic
Density
★★★★★
Rental Yield
I've never had a vacancy longer than a week here; the demand from young professionals is relentless.
Demand
Investment
★★★★☆
Transport
The buses are great, but I really wish there was a train station closer by for the weekends.
Buses
Rail
★★★★★
Local Economy
The new families moving in have really revitalized the local cafe scene and small businesses.
Gentrification
Economy
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the 'Camp Hill side' (West) for better long-term capital growth.
- Always check the Brisbane City Council Flood Map for overland flow paths.
- Look for post-war homes on 600sqm+ blocks for future subdivision or extension potential.
- Verify if the property is under the Traditional Building Character overlay before planning a demolition.
- Attend several weekend auctions to gauge the true 'heat' of the local market.
- Check the proximity to the Eastern Busway for future transport benefits.
❓ Questions to Ask the Agent
- Has this property ever been affected by overland flow or creek flooding?
- Is the property located within a Traditional Building Character overlay?
- What are the current school catchment zones for this specific address?
- Are there any planned medium-density developments on the adjacent lots?
- What is the age of the roof and has the electrical wiring been recently upgraded?
- How many offers have been received, and what are the current vendor expectations?
- Is there a current building and pest report available for review?
- What is the typical commute time to the CBD via the busway during peak hour?
🏷️ Seller Strategy
- Highlight proximity to the Clem Jones Centre and Westfield Carindale in marketing materials.
- Professional staging is essential to appeal to the 'young professional family' demographic.
- Address any minor maintenance issues in timber homes to avoid 'red flags' in building reports.
- Ensure outdoor entertaining areas are well-presented, as this is a key driver for local buyers.
- Consider an auction campaign, as low stock levels are currently driving competitive bidding.
📣 Positioning Tips
Position the property as a 'lifestyle choice' that offers the best of Brisbane's inner-east without the premium price tag of neighboring suburbs.
💼 Investment Case
High-growth, low-vacancy area with strong demographic tailwinds.
⚠️ Investment Risks
Low rental yields due to high entry prices; flood risk in specific pockets.
📈 Action Plan
- Target 3-bedroom townhouses for a balance of yield and growth.
- Focus on properties within walking distance of the Old Cleveland Road bus corridor.
- Avoid properties with significant flood overlays to ensure insurance remains affordable.
- Consider a 'buy and hold' strategy for older houses on large lots.
- Review the local school catchment boundaries as these can shift and impact demand.
🔑 Renter Tips
- Have your application ready immediately after viewing; properties move fast.
- Highlight stable employment and local references to stand out in a tight market.
- Check for air conditioning, as many older timber homes can be very hot in summer.
🏘️ What Renters Love Here
Great access to shopping and parks; excellent public transport to the city.
⚠️ Renter Watch-Outs
Limited street parking in newer townhouse developments.
🏢 Landlord Strategy
- Regularly review rents to keep pace with the high annual growth in the area.
- Invest in high-quality property management to handle the high volume of applications.
- Consider pet-friendly policies to tap into the dominant family/couple market.
📋 Compliance & Management
Ensure all smoke alarm and electrical safety certifications are up to date as per QLD legislation.
🤝 Agent Insights
- Stock levels remain 15% below the 5-year average, creating a strong seller's market.
- Buyers are increasingly wary of flood-affected properties following recent weather events.
🎯 Marketing Angles
Focus on 'The 7km CBD Circle' and 'The Gateway to Carindale Lifestyle'.
👤 Target Buyer Profile
Young professional families moving out of apartments in Coorparoo or Kangaroo Point.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Check Brisbane City Council Interactive Flood Map.
✓
Verify property zoning and overlays via PDOnline.
✓
Conduct a formal Building and Pest inspection (focus on termites in timber homes).
✓
Review the Title Search for any easements or encumbrances.
✓
Confirm school catchment status via the QLD Department of Education website.
✓
Check for any heritage or character protections on the dwelling.
✓
Investigate recent comparable sales within a 500m radius.
✓
Assess noise levels during peak hour if near Old Cleveland or Creek Roads.
✓
Verify the presence of any underground services (sewer/stormwater) that may limit building.
✓
Check the QLD Crime Map for localized street-level data.
✓
Confirm insurance premium estimates for the specific address.
✓
Review the body corporate minutes and sinking fund if purchasing a townhouse.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 brisbane.qld.gov.au
🔗 abs.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 resources.qld.gov.au
🔗 edmap.qed.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-06 and is intended for informational purposes only. It does not constitute financial or investment advice. Buyers should conduct their own independent due diligence and consult with professional advisors before making any property purchase decisions.
