Shane Hicks
3/16 Jellicoe Street, Coorparoo, Qld 4151
Auction
2 2 1
Open Saturday 18 July 11:00 am Auction Saturday 1 August 4:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Coorparoo — Jagera and Turrbal Country
Originally timber-getting and farming land, Coorparoo evolved into a premier residential suburb for Brisbane's elite in the early 20th century. The arrival of the tramway in the 1920s spurred the construction of iconic 'Queenslander' homes and the development of the Cavendish Road commercial hub.
Today it is a diverse mix of high-end hilltop character homes and modern high-density living centered around the Coorparoo Square precinct.
Overall Score
8.5
A top-tier Brisbane suburb offering a complete lifestyle package for families and professionals.
Aboriginal Name
Kulpurum— "Likely referring to the Norman Creek or a species of pigeon common to the area"
Name Origin
Derived from the local creek name, officially adopted in the late 19th century
Established
Shire formed 1888
Heritage
Home to 'Spanish Mission' style architecture rare in Brisbane.
Cinema Hub
The 1930s-era Alhambra Theatre site is now a major lifestyle precinct.
Sporting
Proximity to the Gabba makes it a favorite for professional athletes.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand for character homes, though the unit market is seeing high supply levels.
Amenity
9
Exceptional access to dining, retail, and the Coorparoo Square cinema complex.
Schools
9
Highly sought-after catchments including Coorparoo State School and proximity to elite private colleges.
Transport
8
Excellent busway and rail connectivity, though road congestion is a major local frustration.
Risk Profile
6
Flood overlays and heritage protection significantly impact development and insurance costs.
Liveability
9
High-quality parks, leafy streets, and a strong sense of community identity.
Demographics
8
Affluent professional base with a growing cohort of high-income young renters.
Rental Demand
8
Very high demand for units near the transit hub and large family homes.
Growth Potential
7
Limited land supply and school prestige provide a solid floor for long-term capital growth.
Affordability
4
House prices are well above the Brisbane median, making it inaccessible for many first-home buyers.
Crime & Safety
7
Generally safe, with typical inner-city opportunistic crime concentrated near transit hubs.
Walkability
8
Very walkable around the central precinct, though hilly terrain limits ease in southern pockets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,685,000
Reflecting 2025-26 market values
Median Unit
$695,000
Strong demand for 2+ bed modern units
12mo Growth
6.8%
Stabilizing after post-pandemic surge
Owner Occupied
52%
Higher rental portion in the north
Top School
Villanova College
Elite private boys education
CBD Distance
4.5km
Excellent inner-south proximity
✅ Key Advantages
- Dual-mode public transport with both train and dedicated busway access.
- Exceptional school catchments including Cavendish Road State High School.
- High concentration of preserved character architecture and 'Queenslander' homes.
- Vibrant lifestyle precinct at Coorparoo Square with Dendy Cinemas and dining.
- Elevated hilltop positions offering city skyline views in southern pockets.
⚠️ Key Watch-Outs
- Extensive flood overlays near Norman Creek can affect insurance and resale.
- Heavy traffic congestion on Old Cleveland Road and Cavendish Road during peak.
- Strict character residential zoning limits renovation and extension flexibility.
- Significant price premium compared to neighboring southern suburbs.
- Aircraft noise can be noticeable depending on flight path variations.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Gentry Professional
How this suburb feels day-to-day.
🏠 Property Types
Mix of pre-war character houses, post-war cottages, and modern high-rise apartments.
Dominant dwelling stock.
💰 Price Range
$600k (Units) – $4.5m+ (Hilltop Estates)
Typical entry to ceiling.
💡 Why It Matters
Coorparoo serves as the primary 'lifestyle bridge' between the CBD and the outer southern suburbs, offering a more established feel than Woolloongabba but more vibrancy than Camp Hill.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,685,000
$1.35m – $3.8m
🏢 Unit Median
$695,000
$520k – $1.2m
📈 Price Trend
+6.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high percentage of units reflects recent high-density rezoning, while the house median is driven by scarce supply of renovated character homes.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
28% above Brisbane metro median
Price comparison
📋 Income Ratio
10.4x average household income
Median price ÷ median income
💳 Gross Yield
3.6% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Coorparoo is considered an 'aspirational' suburb where buyers often stretch budgets to secure school catchment entry.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professionals, medical staff from nearby PA/Greenslopes hospitals, and small families.
💼 Investor Outlook
Strong capital growth prospects for houses; units offer better yields but face higher competition from new supply.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.8%
1-Year Growth
+22% cumulative
3-Year Growth
+50% cumulative
5-Year Growth
📍 Growth Drivers
- Proximity to the 2032 Olympic precinct at Woolloongabba.
- Ongoing gentrification of the Cavendish Road retail strip.
- High demand for 'character' assets which are finite in supply.
- Expansion of private school facilities in the immediate area.
⛔ Headwinds
- Rising land tax and interest rates impacting high-value asset holders.
- Increased insurance premiums due to updated flood mapping.
- Construction cost inflation affecting renovation feasibility.
🔮 5-Year Outlook
Expect continued outperformance of the broader Brisbane market as the 'Olympic effect' intensifies demand for inner-south dwellings.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% above metro average for property theft
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic Incidents: High
📋 What to Check Locally
Check specific street lighting and proximity to the train station for opportunistic theft risks.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary physical risk is hydrological, with significant portions of the suburb subject to overland flow and creek flooding.
🌊 Flood Risk
High risk in streets adjacent to Norman Creek (e.g., parts of Turbo St, Barnes St). Brisbane City Council Floodwise reports are essential.
🔥 Bushfire Risk
Negligible risk due to urban density.
🏦 Insurance Impact
Expect high premiums for properties in the 'Flood Overlay' zone; some insurers may refuse flood cover for specific low-lying lots.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
CR2 Character Residential (Infill Housing)
🔲 Overlays
Traditional Building Character, Flood Overlay, Airport Environs.
🏗️ Development Hotspots
Old Cleveland Road corridor (High Density Residential).
Strict character protections mean you likely cannot demolish homes built pre-1947, limiting development to renovations.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Coorparoo Train Station (Cleveland Line) and Eastern Busway access at Langlands Park.
🛍️ Amenity & Retail
Coorparoo Square offers retail, dining, and a 10-screen cinema complex.
🌲 Parks & Recreation
Wembley Park and Majestic Park provide excellent green space and sporting facilities.
🏫 Schools
Home to Loreto College, Villanova College, and Coorparoo State School.
🏥 Healthcare
Immediate proximity to Greenslopes Private and Princess Alexandra Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A professional, high-income demographic with a notable split between established families and young urban renters.
💵 Median Income
$118,500 pa (Household)
🏠 Ownership
52% owner-occupied, 45% renting
🎂 Age Profile
Median age 35
🎓 Education
42% hold a Bachelor degree or higher
📊 Age Distribution
The high percentage of 25-44 year olds drives the local 'cafe culture' and demand for modern apartment amenities.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on transit-oriented development and the ripple effect of the Woolloongabba Olympic precinct.
📈 Positive Impacts
- Brisbane Metro expansion improving bus frequency and capacity.
- Upgrades to the Eastern Busway infrastructure.
- Continued revitalization of the Harries Road light industrial pocket into creative spaces.
📉 Negative Impacts
- Increased traffic congestion during construction phases.
- Loss of privacy for houses adjacent to new mid-rise apartment blocks.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Camp Hill
Position
East
Price
More expensive
Lifestyle
Purely residential, fewer apartments, higher prestige.
Best for
Established families seeking larger blocks.
📍Greenslopes
Position
South
Price
More affordable
Lifestyle
Medical-hub focus, smaller blocks, more hilly.
Best for
First home buyers and hospital workers.
📍Holland Park
Position
South-East
Price
Similar for houses
Lifestyle
More suburban, less transit-oriented than Coorparoo.
Best for
Families prioritizing backyard space over CBD proximity.
📍Woolloongabba
Position
North-West
Price
Higher unit density
Lifestyle
Industrial-chic, major stadium focus, less 'leafy'.
Best for
Urban professionals and investors.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Ashgrove
QLD
8.5/10
Both feature high-end character homes and elite schooling catchments.
Morningside
QLD
8.0/10
Similar mix of older houses and new townhouses with good rail access.
Dulwich Hill
NSW
8.2/10
Inner-city rail suburb with strong heritage protections and a mix of demographics.
Camberwell
VIC
8.7/10
Prestigious, leafy, and highly valued for its school catchments and heritage.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the 'village' feel of the central precinct and the architectural beauty of the streets, though traffic and the cost of entry are frequent complaints.
★★★★★
Family Lifestyle
The best part is being able to walk to the movies and then have a dozen dinner options right there.
Convenience
Community
★★★★☆
Transport
The train is great, but Old Cleveland Road is a nightmare at 8 AM. I've switched to the busway.
Public Transport
Traffic
★★★★★
Character
I moved from a large house to one of the new apartments; the views of the city are spectacular.
Views
Modern Living
★★★★☆
Investment
Vacancy is never an issue here, but the body corporate fees on the newer builds are getting steep.
Demand
Holding Costs
★★★☆☆
Affordability
It's getting so expensive to rent here that I might have to move further out to Greenslopes.
Lifestyle
Rent Prices
★★★★☆
Local Economy
The foot traffic around the square has transformed my business, but parking for customers is tough.
Vibrancy
Parking
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the southern side of Old Cleveland Road for quieter, more elevated streets.
- Always check the Brisbane City Council Flood Map; even if a house is high, the street access may be cut off.
- Look for 'Character Residential' properties with unrenovated interiors to add significant value.
- Verify school catchment boundaries street-by-street as they are strictly enforced.
- Consider the impact of the 2032 Olympics on property values in the northern end of the suburb.
❓ Questions to Ask the Agent
- Has this property or the street ever been impacted by overland flow or creek flooding?
- Is the property listed on the heritage register or subject to Traditional Building Character overlays?
- What are the current school catchment boundaries for this specific street address?
- Are there any planned high-density developments on the immediate neighboring blocks?
- For units: What is the breakdown of the sinking fund and are there any upcoming special levies?
- What is the typical traffic noise level during peak hour in the outdoor living areas?
- Does the property have an 'LMR' (Low-Medium Density) zoning that allows for future subdivision?
🏷️ Seller Strategy
- Highlight heritage features like VJ walls, leadlight windows, and original floorboards in marketing.
- Professional styling is essential to compete with the high-end 'turn-key' renovations in the area.
- Address flood concerns proactively by providing a professional surveyor's report if the property is near an overlay.
- Focus marketing on the 'lifestyle' proximity to Coorparoo Square and elite schools.
- Consider an auction campaign; Coorparoo has historically high clearance rates for character homes.
📣 Positioning Tips
Position the property as a 'generational asset' within a blue-chip school catchment. Emphasize the blend of historical charm and modern convenience.
💼 Investment Case
Coorparoo offers a 'safe haven' investment profile with low vacancy and consistent capital growth.
⚠️ Investment Risks
High entry costs and potential for oversupply in the generic 1-bedroom apartment segment.
📈 Action Plan
- Target 2-bedroom, 2-bathroom apartments with city views.
- Look for older brick walk-up blocks (6-8 units) with low body corporate fees.
- Ensure the property falls within the Cavendish Road SHS catchment.
- Budget for higher insurance if the property has any flood overlay.
🔑 Renter Tips
- Apply with a complete profile; competition for houses is fierce.
- Check the noise levels of apartments facing Old Cleveland Road before signing.
- Look for older units for better value and larger floor plans.
🏘️ What Renters Love Here
Unbeatable access to dining, cinemas, and fast CBD transit.
⚠️ Renter Watch-Outs
Limited street parking in the high-density zones.
🏢 Landlord Strategy
- Maintain gardens to a high standard to attract premium family tenants.
- Consider pet-friendly policies to stand out in the competitive unit market.
- Regularly review rents to keep pace with the high local growth.
📋 Compliance & Management
Ensure all smoke alarm and electrical safety certifications are current, especially in older character homes.
🤝 Agent Insights
- Stock levels remain tight for renovated houses, driving 'off-market' interest.
- Buyers are increasingly wary of flood history post-2022 events.
- The 'Loreto/Villanova' factor is a primary driver for interstate relocations.
🎯 Marketing Angles
The '15-minute city' lifestyle—everything you need is within a 1km radius of Coorparoo Square.
👤 Target Buyer Profile
High-income professional families and 'empty nesters' from the outer suburbs.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a full Brisbane City Council Floodwise Property Report.
✓
Conduct a building and pest inspection focusing on termite history in character homes.
✓
Verify the age of the dwelling to determine character protection status.
✓
Check the 'Dial Before You Dig' for major sewer or stormwater pipes under the lot.
✓
Review the Title Deed for any restrictive covenants or easements.
✓
Assess the flight path noise impact via Airservices Australia maps.
✓
Confirm the property is within the desired school catchment via the QLD School Catchment Map.
✓
Inspect the condition of stumps and sub-floor drainage for Queenslander-style homes.
✓
Check for any active Development Applications (DAs) in the immediate vicinity.
✓
Evaluate the proximity to the nearest busway or train station for commute times.
✓
Review the Body Corporate minutes for the last 2 years (if applicable).
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 brisbane.qld.gov.au
🔗 floodinformation.brisbane.qld.gov.au
🔗 abs.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 qgso.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 2026. Property investment involves risk. Buyers should conduct their own independent financial, legal, and building advice before proceeding with a purchase.
