Paris Arthur
39 Vivian Street, Tennyson, Qld 4105
Auction
4 3 2
Open Saturday 8 August 2:30 pm Auction Thursday 13 August 5:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Tennyson — Turrbal and Jagera Country
Originally known as Softstone, the area was primarily agricultural and industrial due to its proximity to the Brisbane River and rail lines. The construction of the Tennyson Power Station in the 1950s defined its mid-century character until its decommissioning and the subsequent development of the Queensland Tennis Centre.
Today, Tennyson is an affluent residential pocket known for high-end riverfront homes and the iconic Pat Rafter Arena, offering a quiet, cul-de-sac lifestyle.
Overall Score
7.2
A high-quality lifestyle suburb weighed down by significant environmental risk factors.
Name Origin
Named in 1910 after Lord Tennyson, the second Governor-General of Australia.
Established
Gazetted 1910
Sporting Hub
Home to the $82 million Queensland Tennis Centre.
River Frontage
Over 50% of the suburb boundary is Brisbane River coastline.
Rail History
The Tennyson railway line now primarily serves freight and special event traffic.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady growth in the luxury tier, though flood history creates occasional market hesitation.
Amenity
8.0
Excellent access to riverside parks, tennis facilities, and the nearby Yeerongpilly Green precinct.
Schools
7.0
Well-served by Yeronga State School catchment and proximity to elite private schools in neighbouring suburbs.
Transport
5.5
Reliance on Yeerongpilly station as Tennyson station has limited passenger services; bus routes are moderate.
Risk Profile
2.5
High risk due to 2011 and 2022 flood events which impacted a large percentage of dwellings.
Liveability
8.5
Exceptional quietude, green space, and river breezes make it highly desirable for families.
Demographics
8.0
Affluent professional population with high household incomes and high owner-occupancy rates.
Rental Demand
7.5
Strong demand for modern apartments near the tennis centre and high-end family homes.
Growth Potential
6.5
Limited by land availability and flood constraints, but bolstered by the Yeerongpilly Green urban renewal.
Affordability
3.5
High entry price point for houses, particularly those with river views or large blocks.
Crime & Safety
8.5
One of Brisbane's safer suburbs with low density and minimal through-traffic.
Walkability
6.0
Good internal walkability to parks, but requires a car or bike for major grocery shopping.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,780,000
Reflecting premium riverfront stock.
Median Unit
$695,000
Modern builds near the Tennis Centre.
Vacancy Rate
1.1%
Extremely tight rental market.
Family Ratio
68%
Predominantly family households.
Green Space
High
Ken Fletcher Park is a regional drawcard.
Flood Zone
Significant
Check BCC Flood Awareness Maps.
✅ Key Advantages
- Prestigious riverfront lifestyle with high-end architectural homes.
- Direct access to world-class sporting and recreational facilities.
- Quiet, low-traffic environment due to the suburb's peninsula-like geography.
- Proximity to the major Yeerongpilly Green retail and dining redevelopment.
- Strong community feel with high owner-occupancy rates.
⚠️ Key Watch-Outs
- Extensive flood history with major impacts in 2011 and 2022.
- Prohibitively high insurance premiums for properties in low-lying areas.
- Limited public transport options within the suburb itself (Tennyson station limitations).
- Lack of local retail; residents must travel to Yeronga or Fairfield for essentials.
- Noise potential from the freight rail line and major events at Pat Rafter Arena.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Riverside Sporting Enclave
How this suburb feels day-to-day.
🏠 Property Types
Mix of luxury riverfront estates, post-war renovations, and modern medium-density apartments.
Dominant dwelling stock.
💰 Price Range
$600k (Units) to $5m+ (Riverfront Houses)
Typical entry to ceiling.
💡 Why It Matters
Tennyson offers a unique 'hidden gem' status in Brisbane. It provides the prestige of suburbs like Graceville or Yeronga but with a more concentrated focus on recreation and a smaller, more exclusive residential footprint.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,780,000
$1.3m – $5.5m
🏢 Unit Median
$695,000
$550k – $950k
📈 Price Trend
+6.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850pw, Units $620pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The house median is heavily skewed by riverfront sales. Non-riverfront properties offer a significant discount but still carry the same environmental risks.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
22% above Brisbane metro house median
Price comparison
📋 Income Ratio
10.4x annual income
Median price ÷ median income
💳 Gross Yield
3.2% gross yield (Houses)
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Tennyson is an aspirational suburb. While units are relatively accessible, the barrier to entry for detached housing is high, exacerbated by the cost of flood-specific insurance.
🔥 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
High
👤 Tenant Profile
Young professionals, tennis enthusiasts, and families seeking proximity to the river and private schools.
💼 Investor Outlook
Capital growth is steady but insurance costs eat into yields. Investors should target newer apartments with lower maintenance and better flood resilience.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.8%
1-Year Growth
+24% cumulative
3-Year Growth
+55% cumulative
5-Year Growth
📍 Growth Drivers
- Completion of the Yeerongpilly Green precinct providing high-end retail.
- Scarcity of riverfront land in Brisbane's inner-south.
- Ongoing gentrification of older post-war housing stock.
- Infrastructure legacy from the 2032 Olympics preparation.
⛔ Headwinds
- Increasingly stringent flood-related building codes.
- Rising cost of living impacting the luxury buyer segment.
- Insurance 'un-insurability' for specific low-lying lots.
🔮 5-Year Outlook
Expect moderate to strong growth as the Yeerongpilly Green precinct matures, though the market will remain bifurcated between flood-affected and flood-resilient properties.
🛡️ 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
20% below Brisbane average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Low
📋 What to Check Locally
General safety is high; focus on securing riverside properties which can be more exposed to opportunistic theft via water access.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risk is the primary concern for Tennyson, specifically riverine flooding which can isolate the suburb.
🌊 Flood Risk
High risk. Large portions of the suburb are within the 1-in-100 year flood extent. Significant events occurred in 1974, 2011, and 2022.
🔥 Bushfire Risk
Negligible risk due to urban riverside location.
🏦 Insurance Impact
Critical issue. Some properties may face premiums exceeding $15,000 per annum or exclusions for flood cover.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
LDR Low Density Residential
🔲 Overlays
Flood Overlay, Waterway Corridor, Coastal Hazard
🏗️ Development Hotspots
Yeerongpilly Green (adjacent) and the Softstone Street precinct.
Strict Brisbane City Council planning controls regarding floor levels and building materials are in place to mitigate future flood damage.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Limited local rail; Yeerongpilly station is the primary hub. Bus 104/105 services nearby.
🛍️ Amenity & Retail
World-class tennis facilities and high-quality riverside parks.
🌲 Parks & Recreation
Ken Fletcher Park is exceptional for families with inclusive play equipment.
🏫 Schools
Catchment for Yeronga State School; close to St Aidan's and St Joseph's Gregory Terrace (via rail).
🏥 Healthcare
Close to Princess Alexandra and QEII Jubilee Hospitals.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A small, affluent community with a high proportion of professionals and established families.
💵 Median Income
$115,000 pa (Household)
🏠 Ownership
65% owner-occupied, 35% renting
🎂 Age Profile
Median age 39
🎓 Education
High - 42% with Bachelor degree or higher
📊 Age Distribution
The high owner-occupancy rate ensures well-maintained properties and a stable, quiet community atmosphere.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The suburb is largely built-out, with development focus on the immediate border at Yeerongpilly Green.
📈 Positive Impacts
- New Woolworths and specialty retail within walking distance.
- Improved parkland and public realm connections.
- Increased property values due to improved local amenity.
📉 Negative Impacts
- Increased traffic congestion on King Arthur Terrace.
- Construction noise and dust during the multi-stage rollout.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Yeronga
Position
North
Price
Slightly more expensive
Lifestyle
More cafes and better rail access.
Best for
Commuters and cafe lovers.
📍Yeerongpilly
Position
East
Price
More affordable
Lifestyle
Higher density, more industrial history.
Best for
First home buyers and investors.
📍Graceville
Position
West (Across River)
Price
Comparable
Lifestyle
Established village feel, high-end cinema/dining.
Best for
Established families.
📍Rocklea
Position
South
Price
Significantly cheaper
Lifestyle
Industrial and high flood risk.
Best for
Budget-conscious buyers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Fig Tree Pocket
QLD
7.5/10
Riverside enclave, high flood risk, prestigious homes, limited through-traffic.
Chelmer
QLD
8.2/10
High-end riverfront property, flood history, peninsula geography.
Abbotsford
NSW
7.8/10
Riverside peninsula, sporting history, mix of luxury and apartments.
Applecross
WA
8.5/10
Riverside prestige, quiet residential streets, high-end demographics.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the peace and the 'hidden' nature of the suburb, though the 2022 flood remains a significant point of conversation and caution.
★★★★☆
Lifestyle
Living here feels like a retreat from the city; waking up to river breezes is unmatched.
Peaceful
River Breezes
★★★☆☆
Flood Risk
The house is beautiful but the insurance quote was a massive shock—do your homework on premiums.
High Insurance
Beautiful Homes
★★★★★
Amenities
Having the Queensland Tennis Centre at my doorstep is a dream for an active lifestyle.
World-class facilities
★★★★☆
Community
It's a very safe and quiet neighborhood where everyone knows their neighbors.
Safe
Friendly
★★★☆☆
Transport
The lack of a frequent train service at Tennyson station is annoying; I usually drive to Yeerongpilly.
Poor Rail
★★★★☆
Future Growth
Yeerongpilly Green has finally given us the shops and cafes we were missing.
New Amenities
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Obtain a site-specific flood report from Brisbane City Council before making an offer.
- Request multiple insurance quotes to understand the ongoing holding costs.
- Prioritize properties that have been built or renovated with flood-resilient materials.
- Check the elevation of the switchboard and air conditioning units.
- Look for homes on the 'high side' of the suburb near the Yeronga border.
❓ Questions to Ask the Agent
- What was the exact peak water level at this property during the February 2022 flood?
- Is the property currently insured for flood, and with which provider?
- Are there any structural certifications for the flood-resilient renovations?
- What is the current body corporate levy, and does it include a flood premium?
- How does the freight rail noise impact the property during the night?
- Are there any planned developments for the vacant land near the tennis centre?
- What are the specific council overlays affecting this title?
🏷️ Seller Strategy
- Provide a clear history of flood impacts and any mitigation work performed.
- Highlight the proximity to the new Yeerongpilly Green retail hub.
- Showcase the lifestyle benefits of the riverfront and parklands.
- Ensure all building approvals for flood-resilient renovations are documented.
- Target high-net-worth buyers who value privacy and sporting amenities.
📣 Positioning Tips
Position the property as a 'lifestyle sanctuary' that balances elite sporting access with riverside tranquility, while being transparent about resilience features.
💼 Investment Case
Target modern apartments with low ground-floor exposure to maximize rental yield and minimize risk.
⚠️ Investment Risks
Capital growth may be capped by flood stigma; high insurance costs can lead to negative cash flow.
📈 Action Plan
- Focus on the 'Softstone' apartment precinct.
- Verify the body corporate's flood insurance coverage.
- Target long-term tenants who work at the nearby hospitals.
- Monitor the progress of the 2032 Olympic infrastructure.
🔑 Renter Tips
- Check if the property has a flood emergency plan.
- Ensure there is secure, elevated parking for your vehicle.
- Ask about the history of water ingress in the garage or storage areas.
🏘️ What Renters Love Here
Access to amazing parks and a quiet, safe streetscape.
⚠️ Renter Watch-Outs
The suburb can feel isolated during heavy rain events.
🏢 Landlord Strategy
- Install flood-resilient flooring (e.g., polished concrete or tiles) on lower levels.
- Maintain high-quality landscaping to appeal to the executive tenant market.
- Ensure the property is 'pet friendly' to tap into the local family demand.
📋 Compliance & Management
Ensure all smoke alarms and electrical systems are serviced by technicians familiar with flood-prone area requirements.
🤝 Agent Insights
- The market is highly sensitive to recent weather patterns.
- Riverfront buyers are often local 'upgraders' from Yeronga or Graceville.
- The 'Yeerongpilly Green effect' is the biggest selling point for convenience.
🎯 Marketing Angles
The 'Active Riverside Lifestyle'—focus on tennis, rowing, and parklands.
👤 Target Buyer Profile
Affluent families, professional couples, and tennis enthusiasts.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Download the BCC Flood Awareness Map and Property Report.
✓
Check the 'FloodWise Property Report' for minimum habitable floor levels.
✓
Verify the age and condition of the stumps or slab.
✓
Inspect the property for historical water marks in sub-floor areas.
✓
Review the Title Office records for any easements or waterway corridors.
✓
Confirm the school catchment via the QLD Department of Education website.
✓
Test the commute to the CBD during peak hour from Yeerongpilly station.
✓
Walk the neighborhood during a tennis event to assess noise and parking.
✓
Check the NBN technology type (FTTP is preferred).
✓
Review the Brisbane City Plan 2014 for any zoning changes in the street.
✓
Assess the distance to the nearest grocery store and pharmacy.
✓
Review the 2032 Olympic masterplan for impacts on the Tennis Centre.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 abs.gov.au
🔗 floodinformation.brisbane.qld.gov.au
🔗 brisbane.qld.gov.au
🔗 cityplan.brisbane.qld.gov.au
🔗 resources.qld.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-31 and is provided for informational purposes only. It does not constitute financial or investment advice. Buyers should conduct their own independent due diligence, particularly regarding environmental risks and insurance eligibility.
