Sam Scott And Joshua Quinn
5 Camelia Avenue, Everton Hills, Qld 4053
Auction unless sold prior
4 1 2
Open Saturday 18 July 9:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Everton Hills — Turrbal and Jagera Country
Originally used for timber getting and grazing, the area saw significant residential subdivision in the post-WWII era. It was formally separated from Everton Park in the early 1970s to reflect its distinct hilly topography. The suburb transitioned from rural-residential to a suburban family hub as Brisbane's footprint expanded northward.
A quiet, undulating residential pocket dominated by detached housing and green corridors. It maintains a strong family-oriented atmosphere with a mix of original 1970s brick homes and modern renovations.
Overall Score
8
A high-performing family suburb with strong fundamentals and consistent demand.
Name Origin
Derived from the neighboring suburb of Everton Park, which was named after a district in Liverpool, England.
Established
Gazetted 1972
Green Space
Bordered by the 630-hectare Bunyaville Conservation Park.
Topography
Known for its 'hills' which provide city views from several vantage points.
Education Hub
Home to the prominent Prince of Peace Lutheran College.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady growth supported by low inventory and high buyer competition for renovated stock.
Amenity
7
Good local shops with major retail hubs like Brookside and North West Plaza within 5-10 minutes.
Schools
8
Excellent access to high-quality private and state schooling options.
Transport
6
Relies heavily on bus networks and private vehicles; nearest rail is in adjacent suburbs.
Risk Profile
6
Sloping blocks and proximity to bushland require careful due diligence on drainage and fire.
Liveability
8
High appeal for families due to quiet streets, parks, and larger block sizes.
Demographics
8
Stable population of professional families and established couples with high home ownership.
Rental Demand
8
Extremely tight vacancy rates driven by families seeking school catchments.
Growth Potential
7
Continues to benefit from the 'ripple effect' out of more expensive inner-north suburbs.
Affordability
6
Becoming less affordable as it catches up to Brisbane City Council price points.
Crime & Safety
8
Generally considered a safe, low-crime area compared to the wider metropolitan average.
Walkability
4
Hilly terrain and suburban layout make it a car-dependent location for most errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,120,000
Estimated March 2026
Vacancy Rate
0.9%
Critically low supply
Family Ratio
78%
Dominant household type
Parkland
12%
Total suburb area
To CBD
11km
Direct line to Brisbane
5yr Growth
54%
Cumulative house growth
✅ Key Advantages
- Elevated positions offering district and city views from many streets.
- Direct access to Bunyaville Conservation Park for recreation and mountain biking.
- Strong community feel with high rates of long-term owner-occupancy.
- Larger than average block sizes compared to newer developments.
- Proximity to the 'Everton Park Lane' dining precinct just across the border.
- Excellent selection of both state and private schooling options nearby.
⚠️ Key Watch-Outs
- Steep driveways and sloping blocks can increase construction and maintenance costs.
- Lack of a dedicated train station within the suburb boundaries.
- High bushfire attack level (BAL) ratings for properties backing onto the reserve.
- Overland flow issues in lower-lying gullies during heavy tropical rain events.
- Limited local nightlife or high-density entertainment within the suburb itself.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Leafy Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses with a growing number of modern townhouses.
Dominant dwelling stock.
💰 Price Range
$850k – $1.6m
Typical entry to ceiling.
💡 Why It Matters
Everton Hills offers a 'best of both worlds' scenario, sitting on the Moreton Bay side of the border which often results in slightly lower council rates while still being 11km from the CBD. It is a primary target for families being priced out of McDowall and Everton Park.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,120,000
$950k – $1.55m
🏢 Unit Median
$685,000
$580k – $820k
📈 Price Trend
+7.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $750pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between unrenovated 1970s high-sets and modern architectural builds is widening, creating opportunities for value-add through renovation.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% above Moreton Bay median; 12% below Brisbane North median
Price comparison
📋 Income Ratio
8.4x annual household income
Median price ÷ median income
💳 Gross Yield
3.5% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than inner-ring Brisbane, the suburb has seen rapid price escalation, making it a 'stretch' market for many first-home buyers.
🔥 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.
+9.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional families and healthcare workers from the nearby North West Private Hospital.
💼 Investor Outlook
Strong capital growth prospects and negligible vacancy risks make it a safe-haven investment. Yields are modest but rental growth is consistent.
🚀 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
- Continued gentrification of 1970s housing stock.
- Spillover demand from the high-priced McDowall and Everton Park markets.
- Infrastructure upgrades to South Pine Road and Old Northern Road.
- Increasing desirability of 'lifestyle' suburbs near major conservation parks.
⛔ Headwinds
- Rising insurance premiums for bushfire and flood-prone allotments.
- Interest rate sensitivity among the mortgage-heavy family demographic.
- Limited remaining land for new detached dwellings.
🔮 5-Year Outlook
Expect steady outperformance of the wider Brisbane market as the suburb completes its transition from 'entry-level' to 'established middle-ring' status.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
18% below Brisbane metropolitan crime average
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Standard suburban security measures are sufficient; focus on securing properties near parkland access points.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and structural rather than social, centered on the suburb's hilly terrain and bushland interface.
🌊 Flood Risk
Low riverine risk, but significant 'Overland Flow' paths exist in gullies during storm events.
🔥 Bushfire Risk
High risk for properties directly abutting Bunyaville Conservation Park; requires BAL assessments.
🏦 Insurance Impact
Expect higher premiums for properties in designated bushfire zones or with significant retaining wall assets.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Next Generation Residential (Moreton Bay City Council)
🔲 Overlays
Bushfire Hazard, Environmental Significance, Overland Flow.
🏗️ Development Hotspots
Small-scale townhouse infill along Bunya Road and Camelia Avenue.
Council zoning allows for some densification, but topography limits large-scale development, protecting the suburb's low-density feel.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Bus services connect to Mitchelton and Ferny Grove rail lines; car is the primary mode of transport.
🛍️ Amenity & Retail
Local 'Camelia Avenue' shops provide basics; major retail is a 5-minute drive away.
🌲 Parks & Recreation
Exceptional access to Bunyaville and numerous local playgrounds like Sylvia Gibbs Park.
🏫 Schools
Highly regarded catchments and proximity to elite private options.
🏥 Healthcare
Close to North West Private Hospital and Prince Charles Hospital (10-15 mins).
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, high-income demographic consisting largely of established families and dual-income professionals.
💵 Median Income
$115,000 pa per household
🏠 Ownership
74% owner-occupied, 26% renting
🎂 Age Profile
Median age 37
🎓 Education
High percentage of tertiary-educated residents.
📊 Age Distribution
The high owner-occupancy rate ensures properties are generally well-maintained and community pride is high.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure focus is on road connectivity and parkland upgrades rather than high-rise development.
📈 Positive Impacts
- Upgrades to the South Pine Road corridor to reduce congestion.
- Continued investment in Bunyaville Park facilities.
- Expansion of the Everton Park retail and dining precinct nearby.
📉 Negative Impacts
- Construction noise from ongoing road widening projects.
- Increased traffic through-flow on collector roads like Bunya Road.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍McDowall
Position
East
Price
McDowall is 15-20% more expensive
Lifestyle
More prestigious 'estate' feel, closer to major hospitals.
Best for
Higher-budget families seeking Brisbane City Council status.
📍Everton Park
Position
South-East
Price
Everton Park is 10% more expensive
Lifestyle
More urban, better dining, closer to rail.
Best for
Young professionals and social families.
📍Arana Hills
Position
West
Price
Arana Hills is 5-10% cheaper
Lifestyle
Similar hilly terrain, slightly older demographic.
Best for
First home buyers and budget-conscious families.
📍Bunya
Position
North
Price
Bunya is 40% more expensive (acreage)
Lifestyle
Large acreage blocks, semi-rural feel.
Best for
Lifestyle buyers seeking space and privacy.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Ferny Hills
QLD
7.5/10
Hilly topography, similar 1970s housing stock, and proximity to conservation parks.
The Gap
QLD
8.5/10
The 'premium' version of Everton Hills; bushland interface and strong family focus.
Mount Ommaney
QLD
8/10
Elevated positions, established family demographic, and similar distance to CBD.
Belmont
QLD
7.5/10
Middle-ring suburb with a mix of older and newer family homes and green buffers.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its safety, elevation, and proximity to nature, often describing it as a 'hidden gem' that is quieter than its busier neighbors.
★★★★★
Family Life
We moved here for the schools and stayed for the views. It's so quiet at night, you forget you're only 11km from the city.
Safety
Quiet
★★★★☆
Affordability
It was the only place we could find a decent block of land without being 40 minutes from work. The hills are a workout though!
Value
Topography
★★★★☆
Rental Market
I've never had a vacancy longer than a week. Families queue up for anything in the Prince of Peace catchment.
Demand
Yield
★★★☆☆
Accessibility
I love my garden, but the steep driveway is becoming a bit of a challenge as I get older. You definitely need a car here.
Gardens
Walkability
★★★★★
Recreation
Having Bunyaville on your doorstep is incredible. I can be on the trails in two minutes from my front door.
Outdoors
★★★★☆
Community
Great neighbors and very safe for kids. Just wish the bus service was a bit more frequent on weekends.
Community
Transport
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the high side of the street to maximize views and minimize drainage issues.
- Check the school catchment boundaries carefully; some streets are split between different high schools.
- Look for 'high-set' homes where the lower level is legal height, as this adds significant value.
- Factor in the cost of retaining wall inspections for any sloping allotment.
- Be ready to act quickly on renovated stock, which often sells after the first inspection.
❓ Questions to Ask the Agent
- Is the lower level of this home council-approved for habitable use?
- What is the Bushfire Attack Level (BAL) rating for this specific lot?
- Are there any known overland flow issues or easements on the property?
- When were the retaining walls last inspected or repaired?
- Has the property ever had a termite barrier installed, given the proximity to bushland?
- What are the average council rates for this property under Moreton Bay City Council?
- Are there any unapproved structures like decks or carports?
- How many offers were received on the last similar sale in this street?
🏷️ Seller Strategy
- Highlight city or district views in all marketing photography.
- Ensure all retaining walls have recent structural sign-offs to avoid contract crashes.
- Emphasize proximity to Bunyaville Conservation Park for lifestyle-oriented buyers.
- Address any drainage or dampness issues in lower levels before going to market.
- Position the home as a 'turn-key' family solution to attract the highest premiums.
📣 Positioning Tips
Market the property as a 'private sanctuary' that bridges the gap between urban convenience and bushland tranquility. Focus on the 'elevated lifestyle' and family-friendly streetscape.
💼 Investment Case
High-capital growth play with extremely low vacancy risk.
⚠️ Investment Risks
Lower rental yields compared to outer-ring suburbs; maintenance costs on older hilly properties.
📈 Action Plan
- Target 3-4 bedroom houses on 600sqm+ blocks.
- Look for properties with 'renovation potential' to manufacture equity.
- Ensure the property is within walking distance of a bus stop.
- Verify BAL ratings to understand insurance impact on cash flow.
🔑 Renter Tips
- Apply with a complete profile before the inspection; competition is fierce.
- Check mobile reception in the 'dips' of the hills.
- Look for homes with air conditioning, as elevated homes can catch the breeze but still get hot.
🏘️ What Renters Love Here
Quiet streets, large backyards, and great for pet owners.
⚠️ Renter Watch-Outs
Public transport is limited; a car is almost essential.
🏢 Landlord Strategy
- Regularly clear gutters and maintain fire breaks if near the reserve.
- Invest in high-quality property management to handle the professional tenant base.
- Consider pet-friendly policies to widen the applicant pool significantly.
📋 Compliance & Management
Ensure all smoke alarms meet the latest QLD legislative requirements, especially in older multi-level homes.
🤝 Agent Insights
- Stock levels remain 15% below the 5-year average for this time of year.
- Buyer profile is shifting from local upgraders to interstate relocators seeking 'leafy Brisbane'.
- Properties with pools are currently commanding a $50k-$70k premium.
🎯 Marketing Angles
The 'Bridesmaid Suburb' that has finally become the 'Bride'—all the perks of McDowall without the BCC price tag.
👤 Target Buyer Profile
Young professional families (30-45) with 1-2 children, working in the CBD or North-West health corridor.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a formal Bushfire Hazard search if within 100m of the conservation park.
✓
Verify the property against the Moreton Bay City Council Overland Flow maps.
✓
Conduct a structural engineering report on all retaining walls over 1 meter.
✓
Check the 'legal height' of any built-in areas under high-set homes (2.4m required).
✓
Perform a thorough pest inspection focusing on subterranean termites.
✓
Review the title for any drainage easements that might restrict building a pool.
✓
Test water pressure, as some elevated streets can experience fluctuations.
✓
Confirm school catchment status via the QLD Department of Education website.
✓
Check the Moreton Bay City Plan for any nearby 'Next Generation' zoning changes.
✓
Assess the condition of the driveway and any potential for 'bottoming out' vehicles.
✓
Inspect the roof and gutters for leaf debris accumulation from nearby trees.
✓
Review the local crime map via the QPS Online Portal for specific street data.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 moretonbay.qld.gov.au
🔗 abs.gov.au
🔗 police.qld.gov.au
🔗 qldglobe.information.qld.gov.au
🔗 schoolsdirectory.eq.edu.au
⚠️ Important Disclaimer
This report is based on simulated data and market projections for March 2026. It does not constitute financial or investment advice. Always conduct independent due diligence and consult with licensed professionals before purchasing property.
