Darren Lewis-Date
48 Barnehurst Street, Tarragindi, Qld 4121
Offers over $1,500,000
4 3 1
Open Saturday 27 June 11:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Tarragindi — Turrbal and Yuggera Country
Originally used for grazing and timber, the area evolved into a residential suburb post-WWII to accommodate returning servicemen. It was once part of the Shire of Stephens before being absorbed into the City of Brisbane in 1925.
Today, Tarragindi is a highly desirable 'gentrified' family suburb known for its hilly terrain, mid-century homes, and significant modern renovations.
Overall Score
8.5
A top-tier family suburb with strong fundamentals and high demand.
Name Origin
Named after Tarra Gindi Tassermert, a native of the Loyalty Islands who was brought to Queensland and later worked on a local farm.
Established
Gazetted 1975, settled from 1860s
Green Space
Borders the 260-hectare Toohey Forest Park.
Education Hub
Home to the highly ranked Wellers Hill State School.
Elevation
Features some of Brisbane's best southern city-skyline views.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8
Consistent price growth driven by low stock and high buyer competition.
Amenity
7
Excellent local parks and cafes, though major shopping requires a short drive.
Schools
9
Wellers Hill and St Elizabeth's are major drawcards for young families.
Transport
7
Good busway access and M3 proximity, though internal streets lack rail.
Risk Profile
6
Generally safe, but specific pockets face bushfire and overland flow risks.
Liveability
9
High quality of life with quiet streets and abundant nature access.
Demographics
9
High-income professional families with high rates of home ownership.
Rental Demand
8
Extremely tight vacancy rates due to the desirable school catchments.
Growth Potential
7
Strong historical performance with limited new land supply to dilute value.
Affordability
3
Entry-level prices are now significantly above the Brisbane median.
Crime & Safety
8
Low crime rates compared to the Brisbane metropolitan average.
Walkability
5
Hilly terrain and residential focus make it car-dependent for most errands.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,625,000
Estimated March 2026
12mo Growth
7.2%
Steady capital appreciation
Family Ratio
78%
Dominant household type
Vacancy Rate
0.8%
Critically low rental stock
Days on Market
21 days
Fast-moving local market
CBD Distance
7km
Direct access via M3
✅ Key Advantages
- Exceptional primary school catchments (Wellers Hill State School).
- Direct access to Toohey Forest for hiking and mountain biking.
- Quiet, low-traffic residential streets with a strong community feel.
- Elevated positions offering city views and cooling breezes.
- Proximity to the South East Busway and M3 Motorway.
⚠️ Key Watch-Outs
- Significant price premium compared to neighboring Salisbury or Moorooka.
- Traffic noise for properties located near the M3 Pacific Motorway.
- Strict character residential overlays can limit development/renovation scope.
- Hilly terrain can make walking to local shops difficult for some.
- Limited local nightlife or high-density entertainment precincts.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Leafy Family Enclave
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses, including post-war cottages and modern renovations.
Dominant dwelling stock.
💰 Price Range
$1.3m – $2.8m+
Typical entry to ceiling.
💡 Why It Matters
Tarragindi serves as a 'destination suburb' for families graduating from inner-city apartments or smaller homes in Annerley. Its value is anchored by school catchments that historically insulate the area from broader market downturns.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,625,000
$1.4m – $2.5m
🏢 Unit Median
$780,000
$650k – $950k
📈 Price Trend
+7.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw - $1,100pw, Units $550pw - $700pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The high percentage of houses versus units ensures scarcity, while the consistent growth reflects the suburb's transition into a premium inner-south tier.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
25% above Brisbane metro median
Price comparison
📋 Income Ratio
10.5x average household income
Median price ÷ median income
💳 Gross Yield
3.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Tarragindi is no longer considered an entry-level suburb. Buyers are typically second or third-home owners with significant equity.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.8%
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 PA or Greenslopes hospitals.
💼 Investor Outlook
Low yields are offset by high capital growth prospects and extremely low vacancy risk. Focus on 4-bedroom family homes for maximum tenant retention.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+7.2%
1-Year Growth
+24% cumulative
3-Year Growth
+55% cumulative
5-Year Growth
📍 Growth Drivers
- Continued demand for 'lifestyle' suburbs near major green belts.
- Ongoing gentrification and high-end renovations of post-war stock.
- Proximity to major employment hubs (CBD, Hospitals, Universities).
- Limited new housing supply due to established zoning.
⛔ Headwinds
- Rising interest rates impacting high-value mortgage serviceability.
- Construction cost inflation slowing down the renovation pipeline.
- Affordability ceiling for local buyers.
🔮 5-Year Outlook
Expect steady growth to continue, likely outperforming the broader Brisbane market as the suburb's reputation for 'blue-chip' status solidifies.
🛡️ 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 average
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Low
Traffic Incidents: Medium
📋 What to Check Locally
Check local police beat reports for opportunistic theft in streets with easy motorway access.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks are environmental and regulatory rather than social. Bushfire and localized flooding are the main physical threats.
🌊 Flood Risk
Low risk of river flooding, but high risk of overland flow in gullies near Sandy Creek and Ekibin Creek.
🔥 Bushfire Risk
High risk for properties directly abutting Toohey Forest; requires specific building materials and maintenance.
🏦 Insurance Impact
Premiums may be elevated for homes in designated bushfire or overland flow zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
LDR Low Density Residential
🔲 Overlays
Traditional Building Character, Bushfire Management, Overland Flow.
🏗️ Development Hotspots
Limited; mostly 'knock-down rebuild' on single lots or splitting large 800sqm+ blocks where permitted.
Character overlays protect the suburb's aesthetic but can significantly increase the cost and complexity of renovations.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Relies on the South East Busway (Holland Park West station) and M3 access; no train station.
🛍️ Amenity & Retail
Good local cafes on Cracknell Rd and Weller Rd; close to Garden City and Carindale shopping centres.
🌲 Parks & Recreation
Exceptional; Toohey Forest offers world-class urban nature access.
🏫 Schools
Elite public primary options; secondary students often travel to nearby Holland Park or private schools.
🏥 Healthcare
Excellent; 10-minute drive to Princess Alexandra, Greenslopes Private, and QEII hospitals.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, stable population of established professionals and families.
💵 Median Income
$135,000 pa (Household)
🏠 Ownership
75% owner-occupied, 25% renting
🎂 Age Profile
Median age 38
🎓 Education
High percentage of tertiary-educated residents (42%+ with Bachelor degree or higher).
📊 Age Distribution
The high owner-occupier rate and income levels suggest a community that invests heavily in property maintenance and local schools.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure is mostly mature; focus is on transport upgrades and school expansions.
📈 Positive Impacts
- Brisbane Metro project improving busway frequency and capacity.
- Upgrades to Wellers Hill State School facilities.
- Ongoing M3 noise barrier improvements.
📉 Negative Impacts
- Construction disruption near the M3 corridor.
- Increased school traffic congestion during peak hours.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Holland Park
Position
East
Price
Slightly cheaper
Lifestyle
More retail-focused with Logan Road strip.
Best for
Buyers wanting better walkability to shops.
📍Moorooka
Position
West
Price
Significantly cheaper
Lifestyle
More diverse, industrial edges, better rail access.
Best for
First home buyers or investors.
📍Salisbury
Position
South
Price
Cheaper
Lifestyle
Emerging 'hipster' vibe with breweries and cafes.
Best for
Young professionals and families priced out of Tarragindi.
📍Annerley
Position
North
Price
Comparable
Lifestyle
Higher density, more units, closer to CBD.
Best for
Urbanites wanting closer city proximity.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Ashgrove
QLD
9/10
Both are leafy, hilly, family-centric suburbs with top-tier primary schools.
The Gap
QLD
8/10
Strong connection to nature/forest and high family demographic.
Camp Hill
QLD
9/10
Hilly terrain, city views, and high-end renovation character.
Graceville
QLD
9/10
Strong community feel and highly coveted school catchments.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the suburb, often citing the 'safe' feel and the ability to walk into Toohey Forest as life-changing features. The main complaints involve the price of entry and the lack of a central 'high street' shopping strip.
★★★★★
Family Life
We moved here for Wellers Hill State School and stayed for the community. It's the kind of place where kids still play in the street.
Safety
Education
★★★★☆
Transport
The busway is a lifesaver. I can be in the CBD in 15 minutes, but I do wish we had a local train station for more options.
Commute
Rail Access
★★★★★
Outdoor Lifestyle
Having Toohey Forest at my doorstep is incredible. I go for a trail run every morning before work.
Recreation
Environment
★★★☆☆
Affordability
It took us 18 months to buy here. The competition at auctions is brutal and prices just keep climbing.
Competition
Value
★★★★☆
Investment
I never have a vacancy for more than a week. Families are desperate to get into the catchment area.
Demand
Yield
★★★★☆
Topography
The views are lovely, but the hills are getting harder to manage as I get older. You definitely need a car.
Views
Accessibility
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties within the Wellers Hill State School catchment for maximum resale value.
- Check the Brisbane City Council interactive flood map for overland flow paths, especially near Sandy Creek.
- If buying near Toohey Forest, factor in the cost of BAL (Bushfire Attack Level) rated materials for future renovations.
- Attend several auctions locally to understand the 'Tarragindi Premium'—homes often go 10% over guide.
- Look for post-war homes on large blocks that aren't protected by character overlays for more flexible development options.
❓ Questions to Ask the Agent
- Is this property within the Wellers Hill State School catchment area?
- Has a Bushfire Attack Level (BAL) assessment been done for this property?
- Are there any Traditional Building Character overlays that prevent a second-story extension?
- Does the property have any history of overland flow during the 2022 or 2011 rain events?
- What is the current noise level from the M3 during peak hour?
- Are there any easements on the block that would prevent a pool installation?
- When was the last time the property was renovated or re-wired?
🏷️ Seller Strategy
- Highlight school catchment status as the primary marketing angle.
- Professional styling is essential here; buyers are looking for a 'finished' family lifestyle.
- If your home has city views, ensure photography captures these at dusk.
- Address any bushfire or flood concerns upfront with independent reports to avoid deals falling through.
- Auction is generally the preferred method in this suburb due to high demand and low stock.
📣 Positioning Tips
Position the property as a 'forever home' in a safe, community-focused enclave. Emphasize the balance between CBD proximity and nature access.
💼 Investment Case
Capital growth play rather than a yield play.
⚠️ Investment Risks
High entry price and low rental yields (approx 3%). Potential for high holding costs.
📈 Action Plan
- Target 3-4 bedroom houses on 600sqm+ lots.
- Ensure the property is within the 'Blue Chip' school catchments.
- Consider a cosmetic renovation to maximize rental appraisal.
- Hold long-term (10+ years) to ride the gentrification wave.
🔑 Renter Tips
- Be ready with a completed application before the first viewing.
- Offer a 12-month lease to show stability to landlords.
- Check the specific school catchment boundaries as they can change.
🏘️ What Renters Love Here
Access to elite public schooling and a safe, quiet environment.
⚠️ Renter Watch-Outs
Very few apartments available; most rentals are expensive houses.
🏢 Landlord Strategy
- Maintain the gardens well; tenants in this area value outdoor space.
- Install air conditioning in all bedrooms to remain competitive.
- Consider allowing pets to tap into the large family/dog-owner market.
📋 Compliance & Management
Ensure smoke alarms and electrical safety switches meet current QLD legislative standards.
🤝 Agent Insights
- Stock levels remain 20% below long-term averages.
- Buyers are increasingly coming from interstate (NSW/VIC) looking for lifestyle.
- Renovated 'Hamptons style' or 'Mid-century Modern' homes achieve the highest premiums.
🎯 Marketing Angles
The '7km to CBD' and 'Walk to Toohey Forest' dual-lifestyle pitch.
👤 Target Buyer Profile
Professional couples aged 35-50 with school-aged children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify school catchment via the QLD Department of Education website.
✓
Check the BCC FloodWise Property Report for overland flow.
✓
Review the BCC City Plan for character residential overlays.
✓
Conduct a formal building and pest inspection with a focus on termites (common near forest).
✓
Check for any underground sewer or stormwater pipes that may limit building.
✓
Assess the BAL rating if the property is within 100m of Toohey Forest.
✓
Verify the title for any restrictive covenants.
✓
Check the QLD Globe for historical aerial photography to see past land use.
✓
Visit the property at different times of day to assess traffic noise.
✓
Review the most recent council rates notice for any special levies.
✓
Check the proximity to the nearest Brisbane Metro/Busway station.
✓
Confirm the zoning for any potential to subdivide or add a granny flat.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 brisbane.qld.gov.au
🔗 cityplan.brisbane.qld.gov.au
🔗 abs.gov.au
🔗 resources.qld.gov.au
🔗 qfes.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 2026. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent due diligence before making any property purchase.
