Will Torres
35 Bevan Street, Mount Gravatt East, Qld 4122
Auction
5 3 2
Open Saturday 6 June 2:15 pm Auction Saturday 11 July 4:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Mount Gravatt East — Turrbal and Jagera Country
Originally utilized for timber-getting and small-scale farming in the late 19th century. The area saw a massive residential boom post-WWII as Brisbane expanded southward, leading to the construction of many iconic post-war timber cottages.
A leafy, undulating residential suburb that has undergone significant gentrification, characterized by a mix of original mid-century homes and contemporary luxury rebuilds.
Overall Score
8.2
A premier southern suburb offering a balance of lifestyle, education, and capital stability.
Aboriginal Name
Maiwar region— "Place of the mountain"
Name Origin
Named after Lieutenant George Gravatt, commander of the Moreton Bay settlement in 1839.
Established
Gazetted 1967
Elevation
Many streets offer panoramic views of the CBD or the Scenic Rim.
Education Hub
Home to the highly sought-after Cavendish Road State High School catchment.
Green Space
Bordered by the Mount Gravatt Outlook Reserve, a major local ecological asset.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Steady growth continues as buyers are priced out of inner-south suburbs like Holland Park.
Amenity
8.5
Excellent proximity to Westfield Carindale, Garden City, and local village precincts.
Schools
9.0
The Cavendish Road SHS catchment is one of the strongest property value drivers in Brisbane.
Transport
6.5
Relies heavily on bus networks; lacks a dedicated train station but has good motorway access.
Risk Profile
7.0
Main risks are topographical, including steep slopes and localized overland flow.
Liveability
8.5
High appeal for families due to quiet streets, parks, and established infrastructure.
Demographics
8.0
A healthy mix of established families, young professionals, and Griffith University students.
Rental Demand
8.5
Extremely tight vacancy rates driven by proximity to the university and major hospitals.
Growth Potential
7.5
Strong long-term prospects due to land scarcity and ongoing gentrification.
Affordability
5.5
Median prices have risen significantly, making it a 'stretch' suburb for many first-home buyers.
Crime & Safety
7.5
Generally safe with crime rates lower than the Brisbane metropolitan average.
Walkability
6.0
Hilly terrain and residential layout make it car-dependent for most daily errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,285,000
Reflecting 2025-26 growth
Median Unit
$685,000
Strong demand for townhouses
Vacancy Rate
0.9%
Critically undersupplied
Key Catchment
Cav Road SHS
Top-tier state education
CBD Distance
9km
Approx 15-20 min drive
Parkland
12%
Suburb area as green space
✅ Key Advantages
- Highly regarded public school catchments (Cavendish Road SHS).
- Elevated pockets offering city views and cooling breezes.
- Proximity to two major Westfield shopping centres.
- Strong historical capital growth and resilient property values.
- Large blocks (typically 600sqm+) suitable for renovation or extension.
⚠️ Key Watch-Outs
- Steep blocks can lead to high retaining wall maintenance and construction costs.
- Significant overland flow paths in lower-lying areas near local creeks.
- Traffic congestion on Logan Road and Creek Road during peak hours.
- Lack of rail infrastructure requires reliance on the busway or private vehicles.
- Increasing number of high-density developments on the suburb fringes.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Residential
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached post-war and modern houses, with increasing townhouse infill.
Dominant dwelling stock.
💰 Price Range
$950k – $2.2m
Typical entry to ceiling.
💡 Why It Matters
Mount Gravatt East serves as the 'sweet spot' for families who want premium school access without the price tag of Holland Park or Camp Hill. It is a transition suburb where older stock is rapidly being replaced by high-end architectural homes.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,285,000
$1.1m – $2.1m
🏢 Unit Median
$685,000
$550k – $850k
📈 Price Trend
+6.8% 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 post-war homes and new builds is widening, creating opportunities for value-add investors and renovators.
🎯 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 inner-ring neighbors, the suburb has moved out of reach for many entry-level buyers. Townhouses now represent the primary entry point for under $800k.
🔥 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.
+8.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young families seeking school catchments and Griffith University staff/students.
💼 Investor Outlook
Excellent long-term prospects. Low vacancy rates and high land value components make houses here a blue-chip rental investment, though yields are compressed due to high entry prices.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.8%
1-Year Growth
+22% cumulative
3-Year Growth
+51% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing demand for the Cavendish Road State High catchment.
- Gentrification through knock-down rebuilds of 1950s cottages.
- Proximity to the Brisbane Metro (bus) infrastructure upgrades.
- Limited supply of large residential blocks within 10km of the CBD.
⛔ Headwinds
- Rising interest rates impacting borrowing capacity for middle-market buyers.
- High construction costs deterring some renovation projects.
- Increased insurance premiums in overland flow zones.
🔮 5-Year Outlook
Expected to outperform the wider Brisbane market as it solidifies its status as a premium family destination. Price growth will likely be driven by the scarcity of land and the continued prestige of local schools.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.5
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 the Queensland Police Online Crime Map for specific street-level data; most incidents are opportunistic theft related to unsecured vehicles.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Geological and hydrological factors are the primary concerns for this suburb.
🌊 Flood Risk
No major river flooding, but significant 'Overland Flow' risk in valleys during high-intensity storms.
🔥 Bushfire Risk
Low risk, primarily limited to properties directly abutting the Mount Gravatt Outlook Reserve.
🏦 Insurance Impact
Generally standard, but premiums may be elevated for properties identified in council flood overlay maps.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
LMR2 Low-medium density residential (2 or 3 storey mix)
🔲 Overlays
Traditional building character, Dwelling house character, Waterway corridor.
🏗️ Development Hotspots
Logan Road corridor and areas adjacent to the Mount Gravatt East central shopping strip.
Zoning determines whether you can subdivide or build a second dwelling (granny flat), which is a common strategy in this suburb.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Strong bus connectivity via the South East Busway and local routes; car-dependent for cross-town travel.
🛍️ Amenity & Retail
Exceptional access to retail, dining, and professional services in Upper Mt Gravatt and Carindale.
🌲 Parks & Recreation
Abundant local parks including Scurr Park and proximity to the Mt Gravatt summit trails.
🏫 Schools
Top-tier public education options and proximity to Griffith University's Nathan and Mt Gravatt campuses.
🏥 Healthcare
Close to QEII Jubilee Hospital and Greenslopes Private Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, professional community with a high proportion of families and a growing cohort of young high-income earners.
💵 Median Income
$108,000 pa (household)
🏠 Ownership
64% owner-occupied, 36% renting
🎂 Age Profile
Median age 35
🎓 Education
High proportion of tertiary-educated residents (32% with Bachelor degree or higher).
📊 Age Distribution
The high owner-occupancy rate and professional demographic support long-term price stability and pride of ownership in streetscapes.
🏗️ 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 project improving high-frequency transit times to the CBD.
- Upgrades to local shopping village precincts enhancing walkability.
- Modernization of school facilities at Mt Gravatt East State School.
📉 Negative Impacts
- Increased traffic density during construction phases of major roadworks.
- Loss of 'backyard' feel in some streets due to townhouse subdivisions.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Holland Park
Position
North-West
Price
15-20% more expensive
Lifestyle
More character homes, closer to CBD.
Best for
Higher budget buyers seeking heritage charm.
📍Upper Mount Gravatt
Position
South
Price
5-10% cheaper (houses)
Lifestyle
More commercial, higher density, closer to Garden City.
Best for
Investors and those wanting walkability to shops.
📍Mansfield
Position
East
Price
Similar
Lifestyle
Very school-focused, less hilly, larger blocks.
Best for
Families specifically targeting Mansfield SHS.
📍Carindale
Position
North-East
Price
25% more expensive
Lifestyle
Larger modern mansions, prestigious reputation.
Best for
Upsizers seeking luxury and proximity to Westfield.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Tarragindi
QLD
8.5/10
Leafy, hilly, strong school catchments, and similar distance to CBD.
Everton Park
QLD
7.8/10
Middle-ring northern equivalent with strong gentrification and retail hubs.
The Gap
QLD
8.1/10
Strong focus on green space and high-performing state schools.
Mitchelton
QLD
8.0/10
Mix of post-war and new builds with a strong community feel.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its quiet, safe atmosphere and the 'best of both worlds' location between the city and major shopping hubs.
★★★★★
Family Life
The best decision we made was buying in the Cav Road catchment; the community around the school is fantastic.
Schools
Community
★★★★☆
Gentrification
It's getting expensive, but the views from the top of the hill make the mortgage worth it.
Views
Affordability
★★★★☆
Accessibility
I love being so close to Garden City, though the hills can be a bit much for walking the dog.
Amenity
Topography
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the Cavendish Road State High School catchment for maximum resale value.
- Look for post-war homes on 600sqm+ blocks with north-facing rear aspects.
- Verify the exact location of overland flow paths using the Brisbane City Council 'FloodWise' report.
- Check for asbestos in any unrenovated homes built before 1990.
- Consider the cost of retaining walls if buying on a significantly sloped block.
❓ Questions to Ask the Agent
- Is this property within the Cavendish Road State High School catchment for the current year?
- Has a FloodWise report been generated for this specific lot?
- Are there any active development applications for the neighboring blocks?
- What is the age and condition of the retaining walls on the boundaries?
- Is the property subject to the Traditional Building Character overlay?
- What are the average utility costs for a home of this elevation and age?
🏷️ Seller Strategy
- Highlight school catchment status prominently in all marketing materials.
- Professional landscaping is crucial for sloped blocks to demonstrate usable yard space.
- Consider a 'Subject to Sale' strategy as demand is high but stock is low.
- Ensure any views are maximized during photography and open homes.
📣 Positioning Tips
Position the property as a 'forever home' opportunity, emphasizing lifestyle, school access, and the resilience of the local market.
💼 Investment Case
High capital growth play with extremely low vacancy risk.
⚠️ Investment Risks
Low rental yields and potential for high maintenance on older timber homes.
📈 Action Plan
- Target 3-bedroom post-war homes with potential for a 4th bedroom addition.
- Focus on streets within walking distance of the busway.
- Consider a minor cosmetic renovation to maximize rental appraisal.
- Ensure the property is outside of major flood/overland flow zones.
🔑 Renter Tips
- Have your application ready before the first inspection; properties move in days.
- Highlight stable employment and long-term intentions to landlords.
- Check for air conditioning, as elevated homes can still get hot in summer.
🏘️ What Renters Love Here
Quiet streets and great local parks.
⚠️ Renter Watch-Outs
Limited parking in streets with high townhouse density.
🏢 Landlord Strategy
- Regularly review rents to match the high annual growth in the area.
- Invest in high-quality property management to vet the high volume of applicants.
📋 Compliance & Management
Ensure all smoke alarm and pool safety certifications are current, especially in older stock.
🤝 Agent Insights
- Stock levels remain 20% below historical averages, driving competitive bidding.
- Out-of-area buyers from Sydney and Melbourne are increasingly active here.
🎯 Marketing Angles
The 'Cav Road Catchment' is the single most effective marketing hook.
👤 Target Buyer Profile
Professional couples with young children or planning a family.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a Brisbane City Council FloodWise Property Report.
✓
Verify school catchment zones via the official QLD Department of Education map.
✓
Conduct a structural engineering report for any homes on steep slopes.
✓
Check for underground stormwater infrastructure on the property title.
✓
Perform a standard building and pest inspection with an asbestos focus.
✓
Review the Title Search for any easements or encumbrances.
✓
Assess the condition of boundary fencing and retaining walls.
✓
Check the QPS crime map for the immediate 500m radius.
✓
Verify the zoning and potential for future subdivision or extensions.
✓
Confirm the availability of high-speed NBN (FTTP vs FTTN).
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent due diligence.
