Daniel Cummings
1114/188 Shafston Avenue, Kangaroo Point, Qld 4169
ALL OFFERS BY 29th JUNE - 5pm
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Open Wednesday 17 June 12:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Kangaroo Point — Turrbal and Jagera Country
One of Brisbane's oldest suburbs, it transitioned from a site of early industry and shipyards to a premier residential district. The completion of the Story Bridge in 1940 permanently altered its landscape and connectivity.
A high-density urban enclave characterized by luxury apartment towers, heritage-listed homes, and active outdoor recreation centered on the Kangaroo Point Cliffs.
Overall Score
8
A high-performing inner-city suburb with exceptional lifestyle appeal but notable environmental risks.
Aboriginal Name
Yurong-pun— "Place of the red-necked wallaby or related to the shape of the land"
Name Origin
Named in the early 19th century, likely due to the shape of the land resembling a kangaroo or the presence of kangaroos in the area.
Established
1840s
Iconic Link
Home to the heritage-listed Story Bridge.
Recreation
World-class inner-city rock climbing at the cliffs.
Maritime History
Site of the historic Howard Smith Wharves' original operations.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8
Strong demand driven by the completion of the Green Bridge and proximity to the 2032 Olympic precinct.
Amenity
9
Exceptional access to riverfront parks, dining at Howard Smith Wharves, and CBD retail.
Schools
6
Limited local options; primary school is well-regarded but high school requires travel to nearby suburbs.
Transport
9
Top-tier connectivity via ferries, buses, and the new pedestrian/cycle bridge to the CBD.
Risk Profile
5
Lowered by significant flood history and high-density traffic noise.
Liveability
9
Offers a unique 'resort-style' urban life with unmatched river and city views.
Demographics
8
High concentration of young professionals and affluent downsizers.
Rental Demand
9
Extremely high due to CBD proximity and lifestyle features.
Growth Potential
8
Strong, supported by massive infrastructure investment in the surrounding Gabba precinct.
Affordability
4
Low; entry-level units are expensive and detached houses are rare and premium.
Crime & Safety
7
Generally safe, though typical inner-city opportunistic crime occurs in high-traffic areas.
Walkability
10
One of Brisbane's most walkable suburbs, especially with the new CBD bridge connection.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
CBD Distance
0.8km
Directly across the river
Walk Score
92/100
Walker's Paradise
Vacancy Rate
1.1%
Tight rental market
Owner Occupied
38%
High rental population
Flood Zone
High Risk
Riverfront vulnerability
Zoning
HDR
High Density Residential
✅ Key Advantages
- Unrivalled pedestrian access to Brisbane CBD via the Kangaroo Point Green Bridge.
- Spectacular, protected views of the city skyline and Brisbane River.
- World-class recreational facilities including the Cliffs and riverwalks.
- High rental yields and capital growth potential linked to Olympic infrastructure.
- Proximity to major employment hubs and the Mater Hospital precinct.
⚠️ Key Watch-Outs
- Severe flood risk for low-lying properties and basement car parks.
- Persistent traffic noise and air quality issues near the Story Bridge and Main Street.
- High body corporate fees in luxury apartment complexes with extensive amenities.
- Limited availability of detached housing for traditional family buyers.
- Ongoing construction disruption from nearby Woolloongabba redevelopments.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Urban Professional
How this suburb feels day-to-day.
🏠 Property Types
Predominantly high-rise apartments and luxury units, with a small pocket of heritage houses.
Dominant dwelling stock.
💰 Price Range
$600k (Studio/1BR) – $12m+ (Riverfront Penthouse/House)
Typical entry to ceiling.
💡 Why It Matters
Kangaroo Point is a strategic 'blue-chip' investment and lifestyle choice. Its geography as a peninsula limits land supply while infrastructure projects are significantly increasing its utility and desirability.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$2,150,000
$1.8m – $4.5m+
🏢 Unit Median
$825,000
$550k – $2.2m
📈 Price Trend
+7.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $950pw, Units $720pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market is heavily skewed toward units. Detached houses are extremely rare and command a significant scarcity premium, while the unit market is seeing a shift toward larger, luxury 'owner-occupier' style apartments.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Brisbane unit median
Price comparison
📋 Income Ratio
8.5x annual income
Median price ÷ median income
💳 Gross Yield
4.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is low for first-home buyers seeking houses, but the high volume of units provides entry points for professional singles and couples. High holding costs (rates/body corp) must be factored in.
🔥 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%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professionals, medical staff from Mater/PA hospitals, and corporate relocations.
💼 Investor Outlook
Strong. The suburb is a perennial favorite for renters due to CBD proximity. The new bridge has further cemented demand by removing the 'peninsula isolation' factor.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+7.5%
1-Year Growth
+22% cumulative
3-Year Growth
+45% cumulative
5-Year Growth
📍 Growth Drivers
- Completion of the Kangaroo Point Green Bridge.
- Proximity to the Woolloongabba Olympic Precinct and Cross River Rail.
- Ongoing gentrification of the southern end toward East Brisbane.
- Limited future land supply for new developments on the peninsula tip.
- Increased demand for 'lifestyle' properties with river views.
⛔ Headwinds
- Rising insurance premiums due to flood history.
- Interest rate sensitivity among high-leverage apartment buyers.
- Potential oversupply of luxury units in the broader inner-city pipeline.
🔮 5-Year Outlook
The outlook remains bullish as the 2032 Olympics approach. Kangaroo Point will serve as a primary accommodation and lifestyle hub for the games, likely sustaining price growth above the Brisbane average.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
5% above metro average crime rate (typical for high-density)
Relative comparison
Risk Categories
Theft: Medium
Property Damage: Low
Personal Safety: Low
📋 What to Check Locally
Check secure parking arrangements and building security protocols. Most crime is concentrated around public transport nodes and late-night entertainment precincts nearby.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental and acoustic risks dominate the profile of this suburb, requiring careful site-specific due diligence.
🌊 Flood Risk
High risk. Significant portions of the riverfront were impacted in 2011 and 2022. Check Brisbane City Council Floodwise reports for specific lot levels.
🔥 Bushfire Risk
Negligible risk due to urban density and lack of contiguous bushland.
🏦 Insurance Impact
Increasingly expensive for riverfront or low-lying properties. Some insurers may exclude flood cover or charge significant premiums.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
HDR High Density Residential
🔲 Overlays
Flood Overlay, Heritage Overlay, Coastal Management Overlay
🏗️ Development Hotspots
Main Street corridor and the southern boundary near Woolloongabba.
Zoning allows for significant height, meaning views can never be 100% guaranteed unless over the river or parkland. Buyers must check the 'City Plan' for neighboring height limits.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent; multiple ferry terminals (Holman St, Thornton St), bus routes, and the Green Bridge.
🛍️ Amenity & Retail
High; proximity to South Bank, Howard Smith Wharves, and local cafes.
🌲 Parks & Recreation
Outstanding; Kangaroo Point Cliffs Park and Captain Burke Park offer vast green space.
🏫 Schools
Moderate; St Joseph's Primary is local, but catchment for high school is typically Brisbane State High (competitive) or private schools.
🏥 Healthcare
Superior; minutes from the Mater Hospital and Queensland Children's Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, educated, and mobile population dominated by working-age professionals.
💵 Median Income
$115,000 pa
🏠 Ownership
38% owner-occupied, 59% renting
🎂 Age Profile
Median age 34
🎓 Education
62% hold a Bachelor degree or higher
📊 Age Distribution
The high rental percentage and young median age suggest a transient but high-income population, supporting strong rental yields and a vibrant local economy.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The suburb is currently being reshaped by massive state-led infrastructure projects.
📈 Positive Impacts
- Kangaroo Point Green Bridge: Drastically reduces commute times to the CBD.
- Woolloongabba Station (Cross River Rail): Improved regional connectivity.
- Olympic Precinct: Long-term amenity and global branding benefits.
📉 Negative Impacts
- Extended construction noise and dust.
- Temporary road closures and traffic diversions on Main Street.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍East Brisbane
Position
South-East
Price
Slightly more affordable for houses
Lifestyle
More suburban and family-oriented
Best for
Families wanting backyards
📍South Brisbane
Position
West
Price
Similar unit pricing
Lifestyle
More cultural and entertainment focused
Best for
Socialites and students
📍New Farm
Position
North (Across River)
Price
More expensive
Lifestyle
More established 'village' feel
Best for
High-net-worth individuals
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Pyrmont
NSW
8/10
High-density peninsula adjacent to the CBD with maritime history.
Docklands
VIC
7/10
Modern apartment living with waterfront focus and CBD proximity.
Main Beach
QLD
8/10
High-end apartment living between river and coast.
Elizabeth Quay
WA
7/10
Newer riverside high-density precinct with strong transport links.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the active lifestyle and views but express frustration with traffic congestion and the lack of a major local supermarket within the peninsula tip.
★★★★★
Connectivity
The new bridge is a game changer; I can walk to my office in the CBD in 15 minutes now.
Convenience
Active Lifestyle
★★★★☆
Lifestyle
Best views in Brisbane, but Main Street traffic is a nightmare during peak hour.
Views
Traffic
★★★★☆
Amenities
We love the riverwalks, but we really need a full-sized Coles or Woolworths closer to the point.
Recreation
Shopping
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize buildings with 'flood-free' certifications for basement levels.
- Check the 'view corridor'—ensure a new tower won't be built in front of your balcony.
- Look for older 1970s/80s brick units for better 'bones' and renovation potential.
- Verify body corporate sinking funds, especially in towers with multiple lifts and pools.
- Visit the property at peak hour to assess true noise levels from the Story Bridge.
❓ Questions to Ask the Agent
- Was this specific unit or the basement car park impacted by the 2022 floods?
- What are the current body corporate levies and is there a planned special levy?
- What is the current percentage of owner-occupiers in this building?
- Are there any approved development applications for the vacant lots nearby?
- How effective is the acoustic glazing in this unit against Main Street noise?
- Does the building allow short-term rentals (Airbnb), and how is that managed?
- What is the remaining balance in the sinking fund?
🏷️ Seller Strategy
- Highlight the 'Bridge Benefit'—the reduced commute time to the CBD is your biggest selling point.
- Professional photography at dusk is essential to capture the city lights.
- Address flood history transparently with a prepared fact sheet.
- Target downsizers by emphasizing security and low-maintenance lifestyle.
📣 Positioning Tips
Position the property as a 'lifestyle asset' rather than just a home. Focus on the walking connectivity to the CBD and the prestige of the Kangaroo Point address.
💼 Investment Case
High-yield, low-vacancy urban play with strong capital growth tied to the 2032 Olympics.
⚠️ Investment Risks
High body corporate fees eating into net yield; flood insurance costs.
📈 Action Plan
- Target 2-bedroom units with 2 bathrooms as these have the highest tenant demand.
- Ensure the property has at least one secure car park.
- Focus on the 'inner' peninsula (north of Alice St) for maximum capital protection.
- Review the last 3 years of body corporate minutes for any structural issues.
🔑 Renter Tips
- Apply early; properties near the ferry terminals move within days.
- Check if the rent includes water, as some older buildings don't meter individually.
- Test the mobile reception inside the building, as some concrete towers have dead zones.
🏘️ What Renters Love Here
Unbeatable CBD access and riverside lifestyle.
⚠️ Renter Watch-Outs
Limited street parking for guests; noise from weekend tourists at the cliffs.
🏢 Landlord Strategy
- Consider offering a 'pet-friendly' lease to stand out, as many new towers allow them.
- Install high-quality block-out curtains to mitigate street light and noise.
- Regularly service air conditioning units, as they are essential for inner-city apartment living.
📋 Compliance & Management
Ensure all smoke alarms are interconnected as per 2022 QLD legislation and check balcony railing heights for safety compliance.
🤝 Agent Insights
- The market is splitting between 'investor stock' and 'luxury owner-occupier' stock.
- Buyers are increasingly asking about the impact of the Gabba redevelopment.
🎯 Marketing Angles
The '15-minute city' lifestyle; the Green Bridge connectivity; Olympic legacy growth.
👤 Target Buyer Profile
Young professional couples, interstate investors, and affluent empty-nesters.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a Brisbane City Council Floodwise Property Report.
✓
Review the Body Corporate Disclosure Statement and meeting minutes for the last 2 years.
✓
Check the QLD Heritage Register for any restrictions on the property.
✓
Verify the title for any easements or encumbrances.
✓
Conduct a professional building and pest inspection, focusing on concrete cancer in older towers.
✓
Assess the noise impact during peak hour and late-night weekend periods.
✓
Check the Brisbane City Plan 2014 for neighboring height limits.
✓
Confirm the school catchment zone via the QLD Department of Education map.
✓
Verify the functionality of all security systems and intercoms.
✓
Investigate insurance premium quotes for the specific address.
✓
Check for any planned infrastructure works on the immediate street.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 brisbane.qld.gov.au
🔗 abs.gov.au
🔗 qps.qld.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 resources.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-05. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with professionals before making any property purchase.
