Deanne Hansom
15 Wareela Street, Murarrie, Qld 4172
Offers Closing 22nd June - if not prior
4 2 2
Open Thursday 4 June 6:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Murarrie — Turrbal and Yuggera Country
Originally dominated by sugar cane farms and cattle grazing, Murarrie evolved into a heavy industrial hub due to its river access. The residential pocket grew around the railway station, serving workers of the local meatworks and factories. In recent decades, the suburb has seen significant transition as industrial sites are repurposed for modern business parks.
A suburb of two halves: a bustling industrial and logistics precinct to the north and east, and a leafy, gentrifying residential pocket to the west.
Overall Score
7.2
A strong performer for capital growth and transport, tempered by industrial externalities.
Aboriginal Name
Murarrie— "Place of many tracks or a muddy place"
Name Origin
Derived from the Murarrie homestead, which later gave its name to the railway station in 1889.
Established
Gazetted 1975, settled 1850s
Craft Hub
Rail Link
Gateway Access
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Consistent demand from young professionals priced out of Bulimba and Morningside.
Amenity
6.2
Good local dining and breweries, but lacks a central high-street shopping strip.
Schools
5.8
Murarrie State School is small; many residents look to nearby Cannon Hill or private options.
Transport
8.5
Exceptional rail and motorway connectivity makes it a commuter favorite.
Risk Profile
4.5
High exposure to aircraft noise and creek-related flooding impacts the score.
Liveability
6.8
High for those valuing commute times; lower for those seeking a purely quiet residential feel.
Demographics
7.0
Increasingly professional and young-family oriented as older cottages are renovated.
Rental Demand
8.2
Very high due to proximity to the Australia TradeCoast employment hub.
Growth Potential
7.6
Strong, driven by the 'ripple effect' from high-value riverfront neighbors.
Affordability
5.2
Prices have risen sharply, now exceeding the $1.1m median for houses.
Crime & Safety
7.4
Generally safe residential pocket, though industrial areas see some property theft.
Walkability
4.8
The residential core is walkable, but industrial barriers limit overall pedestrian flow.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,185,000
Steady 7% annual growth
Median Unit
$695,000
High demand for townhouses
Noise Level
High
Under BNE flight path
CBD Commute
22 mins
Via Cleveland Rail Line
Vacancy Rate
0.9%
Extremely tight market
Green Space
Moderate
Murarrie Recreation Ground
✅ Key Advantages
- Unbeatable access to the Gateway Motorway for Sunshine/Gold Coast travel.
- Walking distance to the train station from most residential streets.
- Proximity to major employment hubs at the Port of Brisbane and TradeCoast.
- Gentrifying streetscapes with a mix of character cottages and new builds.
- Close to the lifestyle precincts of Bulimba and Cannon Hill without the same price tag.
⚠️ Key Watch-Outs
- Significant aircraft noise from the Brisbane Airport parallel runway operations.
- Flood risk in lower-lying areas near Bulimba Creek and the Brisbane River.
- Industrial odors and noise from nearby processing plants depending on wind direction.
- Heavy vehicle traffic on major arterial borders (Creek Rd, Lytton Rd).
- Limited local secondary schooling options within the suburb boundaries.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Industrial-Residential Hybrid
How this suburb feels day-to-day.
🏠 Property Types
Post-war cottages, modern executive homes, and mid-tier townhouse complexes.
Dominant dwelling stock.
💰 Price Range
$750k (Units) – $1.8m+ (New Houses)
Typical entry to ceiling.
💡 Why It Matters
Murarrie represents one of the last 'inner-ring' opportunities with significant industrial-to-residential transition potential. It appeals to buyers who prioritize logistics and CBD proximity over a traditional quiet suburban atmosphere.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,185,000
$1.05m – $1.75m
🏢 Unit Median
$695,000
$620k – $850k
📈 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 house median has crossed the million-dollar threshold permanently, reflecting its status as a premium logistics-adjacent residential hub.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
5% above Brisbane metro median
Price comparison
📋 Income Ratio
8.8x average household income
Median price ÷ median income
💳 Gross Yield
3.9% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than neighboring Bulimba, Murarrie is no longer a 'budget' suburb. High land value is driven by scarcity of residential lots.
🔥 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%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professionals, logistics managers, and airport employees.
💼 Investor Outlook
Strong capital growth prospects and extremely low vacancy rates make it a defensive investment, though insurance costs must be factored in.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+7.2%
1-Year Growth
+24.5%
3-Year Growth
+51.9%
5-Year Growth
📍 Growth Drivers
- Ongoing gentrification of post-war housing stock.
- Proximity to the 2032 Olympic precinct at Northshore Hamilton (across the river).
- Expansion of the Australia TradeCoast employment zone.
- Limited supply of new residential land in the 4172 postcode.
⛔ Headwinds
- Rising insurance premiums due to flood overlays.
- Interest rate sensitivity in the mid-market buyer segment.
- Potential for increased aircraft movements.
🔮 5-Year Outlook
Expect continued outperformance of the broader Brisbane market as the suburb sheds its purely industrial reputation for a 'cool' urban edge.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7.4
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% below metro average crime rate
Relative comparison
Risk Categories
Property Theft: Medium
Personal Safety: Low
Vandalism: Medium
📋 What to Check Locally
Focus security measures on industrial-facing boundaries; residential streets are generally quiet and community-focused.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary concerns are environmental and acoustic rather than social. Flood and flight paths are the two critical due-diligence items.
🌊 Flood Risk
Significant portions of the suburb are subject to creek flooding (Bulimba Creek) and river backflow. Check the BCC FloodWise Property Report.
🔥 Bushfire Risk
Low risk; the suburb is largely cleared and urbanized.
🏦 Insurance Impact
Expect higher-than-average premiums for properties within the flood overlay or those with older character features.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
LMR2 Low-medium density residential (2 or 3 storey mix)
🔲 Overlays
Airport Environs, Flood Overlay, Coastal Hazard.
🏗️ Development Hotspots
Repurposing of older industrial sites along the river fringe for mixed-use.
Zoning often allows for townhouses, which is driving the increase in density and modernizing the suburb's aesthetic.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail and road links; the Gateway Motorway is a double-edged sword of convenience and noise.
🛍️ Amenity & Retail
Good access to craft breweries and the Cannon Hill shopping precinct.
🌲 Parks & Recreation
Murarrie Recreation Ground is a major asset for cycling and field sports.
🏫 Schools
Local primary is well-regarded but small; high school catchment is Balmoral State High.
🏥 Healthcare
Served by nearby private clinics in Cannon Hill and major hospitals in the CBD/South Brisbane.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A transitioning population of young families and professionals replacing the traditional blue-collar base.
💵 Median Income
$108,000 pa per household
🏠 Ownership
52% owner-occupied, 48% renting
🎂 Age Profile
Median age 34
🎓 Education
High proportion of vocational and bachelor degree holders.
📊 Age Distribution
The young median age and high rental percentage indicate a dynamic, mobile population that supports local hospitality and retail growth.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on the 'Metro' transport upgrades and the continued evolution of the Northshore Hamilton precinct nearby.
📈 Positive Impacts
- Improved bus-to-rail connectivity via Brisbane Metro works.
- Upgrades to the Murarrie train station accessibility.
- New commercial 'A-Grade' office parks attracting higher-income workers.
📉 Negative Impacts
- Construction noise and traffic disruptions on Lytton Road.
- Loss of some 'old Brisbane' character as cottages are demolished.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Cannon Hill
Position
West
Price
10% more expensive
Lifestyle
More retail-centric with larger shopping centers.
Best for
Families wanting more established suburban infrastructure.
📍Morningside
Position
West
Price
20% more expensive
Lifestyle
Higher density, more cafes, more 'village' feel.
Best for
Young professionals seeking a social hub.
📍Hemmant
Position
East
Price
15% cheaper
Lifestyle
Much more industrial and semi-rural in parts.
Best for
Budget-conscious buyers or those needing large lots.
📍Tingalpa
Position
South
Price
10% cheaper
Lifestyle
Traditional family suburbia, no train access.
Best for
Families prioritizing land size over CBD rail access.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Geebung
QLD
7.0/10
Industrial/residential mix with strong rail links and post-war housing.
Rocklea
QLD
5.5/10
Heavy industrial interface and significant flood risks.
Eagle Farm
QLD
6.0/10
Proximity to airport and major employment zones.
Pinkenba
QLD
5.0/10
Extreme industrial/port interface.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the convenience and the 'hidden gem' feel of the residential pocket, though noise is a frequent topic of discussion.
★★★★☆
Commuter Paradise
I can be in the city in 20 minutes by train, and the BrewDog brewery is basically my second living room.
Transport
Lifestyle
★★★☆☆
Noise issues
The planes are loud, no sugar-coating it. You get used to it, but double glazing is a must.
Acoustics
Value
★★★★☆
Community feel
The residential pocket is surprisingly quiet and friendly. Kids love the local parks.
Safety
Parks
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the western side of the suburb for better residential amenity.
- Always check the BCC FloodWise report for the specific lot, not just the street.
- Visit the property during peak flight times (morning/evening) to assess noise tolerance.
- Look for post-war cottages with renovation potential to add value.
- Check for any planned industrial expansions in the immediate vicinity.
❓ Questions to Ask the Agent
- Has this specific property ever had water over the floorboards in 2011 or 2022?
- What is the current insurance premium for this address?
- Is the property under the primary arrival or departure flight path?
- Are there any proposed zoning changes for the industrial land nearby?
- What is the split of owner-occupiers vs. renters in this street?
- Are there any easements related to the nearby creek or industrial infrastructure?
🏷️ Seller Strategy
- Highlight the proximity to the Gateway and CBD in all marketing.
- Invest in acoustic treatments (fencing, glazing) to mitigate noise objections.
- Target young professionals working in the TradeCoast or CBD.
- Ensure the outdoor entertaining area is well-presented to capitalize on the QLD lifestyle.
- Provide a clear flood history report if the property is unaffected to reassure buyers.
📣 Positioning Tips
Position the property as a high-growth, ultra-convenient urban base for the modern professional.
💼 Investment Case
High yield potential and near-zero vacancy rates due to the massive local workforce.
⚠️ Investment Risks
High insurance costs and potential for limited capital growth if flood maps are revised.
📈 Action Plan
- Focus on 3-bedroom townhouses with low maintenance.
- Verify flood insurance costs before making an offer.
- Target properties within 800m of the train station.
- Consider a long-term hold to benefit from the 2032 Olympic ripple effect.
🔑 Renter Tips
- Apply quickly; properties here move in under two weeks.
- Check for air conditioning as industrial areas can hold heat.
- Ask about the flight path impact on the specific street.
🏘️ What Renters Love Here
Great for workers at the Port or Airport; excellent train access.
⚠️ Renter Watch-Outs
Aircraft noise can be disruptive for those working from home.
🏢 Landlord Strategy
- Maintain gardens to a high standard to attract professional tenants.
- Consider allowing pets to stand out in a tight market.
- Install high-quality air conditioning and insulation.
📋 Compliance & Management
Ensure all smoke alarms meet the 2022 QLD legislative requirements.
🤝 Agent Insights
- The market is split between 'noise-sensitive' and 'convenience-focused' buyers.
- Stock levels remain low, keeping prices resilient.
🎯 Marketing Angles
The '15-minute suburb'—everything you need for work and play is within reach.
👤 Target Buyer Profile
Young couples (28-40) working in corporate or logistics roles.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Order a Brisbane City Council FloodWise Property Report.
✓
Check the Airservices Australia Aircraft Noise Information Service (ANIS).
✓
Review the QLD Globe for historical land use (industrial contamination check).
✓
Verify the school catchment for secondary education.
✓
Inspect the property during a heavy rain event if possible.
✓
Check for structural movement (common in reactive clay soils in this area).
✓
Assess the distance to the nearest heavy industrial processing plant.
✓
Confirm train frequency and weekend service schedules.
✓
Review the Title Search for any restrictive covenants or easements.
✓
Check the local crime map via the QPS Online Portal.
📚 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 March 2026 and is intended for informational purposes only. It does not constitute financial or investment advice. Buyers should conduct their own independent investigations and consult with legal and financial professionals before purchasing property.
