Tony Poulsen
115 Borden Street, Sherwood, Qld 4075
Auction
3 1 1
Open Saturday 27 June 2:00 pm Auction Saturday 25 July 12:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Sherwood — Turrbal and Jagera Country
Originally a timber-getting and farming district, Sherwood evolved into a premier residential suburb following the opening of the railway in 1874. It became a fashionable retreat for Brisbane's elite, leading to the construction of grand colonial villas.
Today, it is a leafy, high-income family suburb characterized by wide streets, heritage-listed 'Queenslanders', and a strong community focus centered on the Arboretum.
Overall Score
8.2
A top-tier family suburb with high livability, offset only by environmental risks.
Aboriginal Name
Meanjin (wider region)— "Place of the blue water lilies (general region)"
Name Origin
Named after Sherwood Forest in Nottinghamshire, England, reflecting the area's once-dense timber.
Established
1860s
Sherwood Arboretum
Heritage-listed park with over 1,000 trees.
Heritage Rail
One of Brisbane's oldest railway stations.
Architecture
High concentration of pre-war character homes.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.4
Steady demand for character homes keeps prices resilient despite broader market shifts.
Amenity
9.1
Exceptional access to the Arboretum, local cafes, and the Indooroopilly shopping hub.
Schools
9.5
Home to high-performing Sherwood State School and near elite private colleges.
Transport
8.6
Excellent rail connectivity to Brisbane CBD and reliable bus services along Oxley Road.
Risk Profile
3.5
The score is lowered significantly due to historical river and overland flow flooding.
Liveability
9.2
Quiet, green, and community-oriented with high-quality local infrastructure.
Demographics
8.8
Affluent professional families with high rates of home ownership.
Rental Demand
7.9
Strong demand for family homes, though units face more competition.
Growth Potential
7.2
Limited new land supply and heritage protections support long-term value retention.
Affordability
4.2
High entry price point for houses makes it inaccessible for many first-home buyers.
Crime & Safety
8.7
Statistically safer than the Brisbane average with a strong sense of neighborhood watch.
Walkability
7.8
Most areas offer easy walking access to the village precinct and train station.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,620,000
Estimated as of Q1 2026
12mo Growth
6.8%
Steady capital appreciation
Flood Risk
High
Check BCC FloodWise reports
Family Ratio
72%
High concentration of families
CBD Commute
18 mins
Via the Ipswich/Rosewood line
Primary School
Sherwood SS
Highly sought-after catchment
✅ Key Advantages
- Stunning heritage streetscapes with protected pre-war architecture.
- World-class recreational space at the Sherwood Arboretum.
- Direct rail access to the CBD and proximity to major arterial roads.
- Highly regarded local state school and proximity to St Aidan's Anglican Girls' School.
- Strong community feel with a dedicated local shopping and cafe village.
⚠️ Key Watch-Outs
- Extensive flood overlays affecting properties near the river and low points.
- Strict heritage and character overlays limit renovation and development flexibility.
- High entry costs for detached dwellings on larger allotments.
- Traffic congestion on Oxley Road during peak school and commute hours.
- Increased insurance premiums for properties in identified flood zones.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Leafy Heritage
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached character houses, with modern low-rise apartments near the rail line.
Dominant dwelling stock.
💰 Price Range
$750k (Units) – $4.5m+ (Riverside Estates)
Typical entry to ceiling.
💡 Why It Matters
Sherwood offers a 'blue-chip' lifestyle that balances suburban tranquility with urban convenience. It is a destination suburb for families seeking long-term stability and prestige in Brisbane's western corridor.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,620,000
$1.35m – $4.2m
🏢 Unit Median
$685,000
$550k – $950k
📈 Price Trend
+6.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $580pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price gap between houses and units is widening, reflecting the scarcity of land and the high value placed on character-protected dwellings.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
22% above Brisbane metro median
Price comparison
📋 Income Ratio
10.4x annual income
Median price ÷ median income
💳 Gross Yield
3.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Sherwood is a premium market where buyers often pay a 'location tax' for school catchments and heritage aesthetics.
🔥 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
Professional families and medical staff from nearby hospitals.
💼 Investor Outlook
Strong capital growth prospects but low rental yields. Investors should target character houses or modern 3-bedroom townhouses for the best long-term performance.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.8%
1-Year Growth
+24% cumulative
3-Year Growth
+54% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing demand for high-quality school catchments.
- Scarcity of large residential blocks in the inner-western corridor.
- Infrastructure upgrades to the nearby Indooroopilly transport interchange.
- Gentrification of the local retail strip.
⛔ Headwinds
- Rising cost of flood insurance impacting buyer sentiment in specific streets.
- High interest rate environment limiting borrowing capacity for the middle-market.
- Heritage constraints preventing higher-density redevelopment.
🔮 5-Year Outlook
Expect continued steady growth outperforming the Brisbane average, driven by the suburb's 'safe haven' status for affluent families.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.5
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
18% below Brisbane average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Standard residential security is usually sufficient; check QPS Online Crime Map for recent localized activity.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern, specifically river flooding and overland flow during extreme weather events.
🌊 Flood Risk
Significant portions of the suburb are within the 1-in-100-year flood level. The 2011 and 2022 events are key benchmarks for property safety.
🔥 Bushfire Risk
Negligible risk for the majority of the residential footprint.
🏦 Insurance Impact
Properties with flood history or in high-risk zones face substantial premiums; always obtain an insurance quote before waiving cooling-off periods.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
LDR Low Density Residential
🔲 Overlays
Traditional Building Character, Flood Overlay, Heritage Overlay.
🏗️ Development Hotspots
Small-scale luxury apartment developments near the Sherwood Road retail precinct.
Zoning is highly restrictive to preserve the suburb's character, meaning supply will remain constrained.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Dual-line train access and proximity to the Centenary Highway.
🛍️ Amenity & Retail
High-quality local cafes, butchers, and boutique shops.
🌲 Parks & Recreation
The Arboretum is one of Brisbane's premier botanical and recreational assets.
🏫 Schools
Sherwood State School is a major drawcard for young families.
🏥 Healthcare
Close proximity to Canossa Private Hospital and the QEII Jubilee Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An established, affluent community dominated by professional couples with children.
💵 Median Income
$118,500 pa (Household)
🏠 Ownership
64% owner-occupied, 36% renting
🎂 Age Profile
Median age 38
🎓 Education
42% of residents hold a bachelor's degree or higher.
📊 Age Distribution
The high owner-occupancy rate and income levels contribute to well-maintained properties and a stable local economy.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure maintenance and small-scale residential infill rather than major commercial shifts.
📈 Positive Impacts
- Upgrades to local parklands and cycling paths.
- Refurbishment of the Sherwood Road retail precinct.
- Ongoing rail network improvements (Cross River Rail flow-on effects).
📉 Negative Impacts
- Short-term construction noise from boutique apartment builds.
- Increased traffic pressure on local feeder roads.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Graceville
Position
North
Price
Slightly more expensive
Lifestyle
More 'village' feel with a cinema and more dining options.
Best for
Families seeking maximum prestige.
📍Corinda
Position
South
Price
Slightly more affordable
Lifestyle
Higher elevation, less flood risk, more hilly terrain.
Best for
Risk-averse buyers wanting the same schools.
📍Oxley
Position
West
Price
Significantly more affordable
Lifestyle
More industrial history, larger modern estates.
Best for
First home buyers and young families.
📍Chelmer
Position
North-East
Price
Much more expensive
Lifestyle
Larger blocks, more riverfront estates.
Best for
Ultra-high-net-worth buyers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Ivanhoe
VIC
8.5/10
Leafy, heritage-rich, elite schools, and strong rail links.
Oatley
NSW
8.3/10
Riverside location, strong community feel, and excellent transport.
Graceville
QLD
8.6/10
Directly adjacent with identical architectural styles and school appeal.
Subiaco
WA
8.4/10
High-end heritage character and premium local shopping.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the suburb, citing the Arboretum and the 'quiet prestige' as the main draws, though flood anxiety remains a background concern.
★★★★★
Family Life
Walking the kids to Sherwood State School and then hitting the Arboretum is the perfect lifestyle.
Community
Education
★★★★☆
Investment
The heritage protections mean my house won't be overshadowed by a high-rise, which is great for value.
Capital Growth
Heritage
★★★☆☆
Flood Risk
I love it here, but you have to be so careful with the flood maps; it's the only thing that keeps me up at night.
Environment
Peacefulness
★★★★☆
Transport
The train is so reliable. I can be in the city for work in under 20 minutes without touching my car.
Commute
Convenience
★★★★★
Local Economy
The locals really support small businesses here; there is a real sense of 'buying local'.
Community
Vibrancy
★★★★☆
Affordability
I couldn't afford a house, but the units here are still high quality and close to everything.
Entry Point
Location
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the 'high side' of the suburb to avoid flood overlays.
- Verify the exact school catchment boundaries as they are strictly enforced.
- Look for 'Character Residential' homes that have already been raised and renovated.
- Attend several weekend auctions to gauge the true local market heat.
- Check for any significant trees on the property that may be protected by the council.
❓ Questions to Ask the Agent
- What was the exact water level on this property during the 2022 flood event?
- Are there any heritage or character overlays that prevent me from extending the house?
- Has the house been raised above the 1-in-100-year flood level?
- Is the property within the current Sherwood State School catchment?
- Are there any known issues with overland flow or drainage on this specific street?
- What are the current insurance premiums for this property with flood cover included?
- Are there any planned developments on the adjacent lots?
🏷️ Seller Strategy
- Highlight heritage features like VJ walls, leadlight windows, and hoop pine floors.
- Provide a recent FloodWise report to build buyer confidence if the property is clear.
- Invest in professional landscaping to match the suburb's leafy reputation.
- Target young families by emphasizing proximity to Sherwood State School.
- Consider an auction campaign to capitalize on the suburb's low stock levels.
📣 Positioning Tips
Position the property as a 'legacy home' in one of Brisbane's most stable and prestigious family enclaves.
💼 Investment Case
Long-term capital growth play rather than a yield play.
⚠️ Investment Risks
High entry costs and potential for high insurance premiums in flood zones.
📈 Action Plan
- Target 3-bedroom character homes on 600sqm+ lots.
- Ensure the property is outside the 1:100 flood level.
- Focus on properties within 800m of the train station.
- Consider a minor cosmetic renovation to maximize rental yield.
🔑 Renter Tips
- Apply quickly as family homes lease within days.
- Check the proximity to the train line if noise is a concern.
- Ask about the history of water ingress in the garage or lower levels.
🏘️ What Renters Love Here
Access to elite public schooling and beautiful parklands.
⚠️ Renter Watch-Outs
Limited availability of modern, large rental houses.
🏢 Landlord Strategy
- Maintain gardens to a high standard to attract premium tenants.
- Install air conditioning in all bedrooms to remain competitive.
- Ensure all smoke alarm and electrical compliance is up to date.
📋 Compliance & Management
Strict adherence to Queensland's latest rental minimum standards is essential.
🤝 Agent Insights
- Buyers are highly educated and will have checked flood maps before the first inspection.
- The 'Arboretum' side of the tracks is generally more prestigious.
- Heritage overlays are seen as a value-add for long-term residents.
🎯 Marketing Angles
Heritage charm meets modern convenience; The ultimate family lifestyle; Steps from the Arboretum.
👤 Target Buyer Profile
Affluent professional families (35-50) and local downsizers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Download a Brisbane City Council FloodWise Property Report.
✓
Check the Brisbane City Plan for Character Residential overlays.
✓
Conduct a building and pest inspection with a focus on termite history (common in old timber homes).
✓
Verify school catchment via the Department of Education's official map.
✓
Obtain a title search to check for easements or encumbrances.
✓
Request an insurance quote specifically including flood and storm cover.
✓
Check the QPS Online Crime Map for the last 6 months of data.
✓
Inspect the property during peak school drop-off times to assess traffic.
✓
Review the BCC Heritage Register for specific property listings.
✓
Confirm the functionality of any raised lower-level areas (legal height checks).
✓
Assess the condition of the roof and guttering (critical for Queensland storms).
✓
Check for any protected vegetation orders on the lot.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 brisbane.qld.gov.au
🔗 abs.gov.au
🔗 police.qld.gov.au
🔗 planning.statedevelopment.qld.gov.au
🔗 resources.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 environmental due diligence before proceeding with a purchase.
