Deanne Hansom
47/10 Schumann Close, Tingalpa, Qld 4173
Offers Closing 8th July - if not prior
3 2 1
Open Wednesday 24 June 4:15 pm🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
Tingalpa — Turrbal and Yuggera Country
Originally a rural and farming district, Tingalpa served as a vital stop on the route to Cleveland. The Tingalpa Hotel, established in 1873, remains one of the oldest continuously licensed premises in the region.
A residential-industrial hybrid that has evolved into a popular entry-level suburb for families seeking proximity to both the CBD and Moreton Bay.
Overall Score
7.2
A solid performer for families and investors, balanced by environmental risks.
Name Origin
Derived from Tingalpa Creek, which was named in the mid-19th century.
Established
Settled 1860s; Gazetted 1975
Historic Landmark
Tingalpa Hotel (est. 1873)
Green Space
Minnippi Parklands border
Connectivity
Gateway Motorway Gateway
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.8
Strong demand for renovated post-war homes and modern townhouses.
Amenity
6.5
Good local shopping and parklands, but lacks a central high-street hub.
Schools
7.2
Tingalpa State School is well-regarded; proximity to Wynnum/Manly private options.
Transport
6.0
Excellent road access via Gateway; bus-reliant as there is no local train station.
Risk Profile
5.0
Flood overlays and motorway noise are significant considerations for buyers.
Liveability
7.5
High appeal for active families due to parkland access and bay proximity.
Demographics
7.0
Stable population of young families and established professionals.
Rental Demand
8.2
Very high due to proximity to Australia TradeCoast employment hubs.
Growth Potential
7.5
Gentrification of older stock provides reliable long-term capital growth.
Affordability
6.2
More affordable than neighboring Cannon Hill or Gumdale, but prices are rising.
Crime & Safety
7.4
Generally safe residential pocket with typical suburban crime rates.
Walkability
4.5
Car-dependent for most errands; limited pedestrian connectivity between pockets.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,050,000
Steady 5-year growth
Median Unit
$680,000
Strong townhouse market
12mo Growth
6.5%
Outperforming inner-ring
Vacancy Rate
0.9%
Extremely tight market
Family Ratio
72%
Dominant demographic
CBD Distance
12km
Direct road access
✅ Key Advantages
- Proximity to the Gateway Motorway for easy airport and coast access.
- Large blocks (600sqm+) common in older residential pockets.
- Access to the expansive Minnippi Parklands and Bulimba Creek bike paths.
- Strong rental yields driven by the nearby Australia TradeCoast precinct.
- Active gentrification with many post-war homes being renovated or replaced.
⚠️ Key Watch-Outs
- Significant flood overlays in low-lying areas near Bulimba Creek.
- Noise pollution from the Gateway Motorway and aircraft flight paths.
- Lack of a local train station requires reliance on bus or car travel.
- Industrial interfaces on the northern and western boundaries.
- Increasing traffic congestion on Wynnum Road during peak hours.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Family Suburban
How this suburb feels day-to-day.
🏠 Property Types
Mix of post-war timber houses, modern brick homes, and newer townhouse developments.
Dominant dwelling stock.
💰 Price Range
$650k (Units) – $1.5m (Large Houses)
Typical entry to ceiling.
💡 Why It Matters
Tingalpa offers a strategic middle-ground for buyers priced out of the inner-east but wanting to remain within 12km of the CBD. Its industrial borders provide a strong employment base, while its residential core remains family-focused.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,050,000
$920k – $1.45m
🏢 Unit Median
$680,000
$580k – $850k
📈 Price Trend
+6.5% past 12 months
12-month movement
🔑 Weekly Rents
Houses $720pw, Units $590pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The suburb has transitioned from an affordable entry-point to a million-dollar median market, reflecting its increased desirability and the scarcity of land in the eastern corridor.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
8% below Brisbane metro median
Price comparison
📋 Income Ratio
8.4x 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 Cannon Hill, Tingalpa is no longer a 'budget' suburb. First home buyers are increasingly looking at townhouses rather than detached houses.
🔥 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 families and professionals working in the TradeCoast or CBD.
💼 Investor Outlook
Strong capital growth prospects and low vacancy rates make it a defensive investment. Focus on flood-free land for maximum long-term value.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+6.5%
1-Year Growth
+24% cumulative
3-Year Growth
+48% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing gentrification of 1960s-70s housing stock.
- Proximity to the 2032 Olympic precinct in nearby Chandler/Sleeman Sports Complex.
- Limited new land supply in the eastern suburbs.
- Expansion of the Australia TradeCoast employment hub.
⛔ Headwinds
- Rising interest rates impacting middle-income family budgets.
- High insurance costs in flood-prone zones.
- Traffic bottlenecks on major arterial roads.
🔮 5-Year Outlook
Tingalpa is expected to see continued steady growth as it absorbs demand from more expensive neighbors. Renovated family homes on large blocks will likely lead the market.
🛡️ 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
12% below Brisbane average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
📋 What to Check Locally
Check local police statistics for specific streets near the industrial zones and shopping precincts.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary environmental risk is flooding, with significant portions of the suburb impacted by Bulimba Creek overflows. Noise and industrial proximity are secondary concerns.
🌊 Flood Risk
High risk in areas bordering Bulimba Creek; overland flow is common during heavy rain events.
🔥 Bushfire Risk
Low risk for the majority of the residential area.
🏦 Insurance Impact
Expect high premiums for properties within the Brisbane City Council flood overlay zones.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
LMR2 Low-medium density residential (2 or 3 story mix)
🔲 Overlays
Flood Overlay, Airport Environs, Waterway Corridor
🏗️ Development Hotspots
Townhouse infill projects along Wynnum Road and near the Tingalpa Central precinct.
Zoning allows for some densification, which is changing the streetscape from traditional houses to modern townhouse complexes.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Good road connectivity; bus services to CBD and Cannon Hill interchange.
🛍️ Amenity & Retail
Local shops include Tingalpa Central and proximity to Cannon Hill Kmart Plaza.
🌲 Parks & Recreation
Excellent access to Minnippi Parklands and Meadowlands Road park precinct.
🏫 Schools
Tingalpa State School is the primary local option; catchment for Murarrie and Wynnum West.
🏥 Healthcare
Local GPs available; 15-minute drive to Princess Alexandra or Wynnum Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A family-oriented suburb with a high proportion of owner-occupiers and a growing professional base.
💵 Median Income
$98,000 pa
🏠 Ownership
68% owner-occupied, 32% renting
🎂 Age Profile
Median age 36
🎓 Education
High percentage of trade and vocational qualifications, rising tertiary levels.
📊 Age Distribution
The stable, family-heavy demographic supports long-term property maintenance and community safety.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Ongoing infrastructure upgrades to the Gateway Motorway and local road intersections.
📈 Positive Impacts
- Improved travel times to the CBD and Airport.
- Upgraded parkland facilities at Minnippi.
- New boutique townhouse developments increasing housing variety.
📉 Negative Impacts
- Construction noise and traffic delays during road upgrades.
- Loss of some older character homes to higher-density development.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Cannon Hill
Position
West
Price
25% more expensive
Lifestyle
More urban, better rail access, higher density.
Best for
Commuters and urban professionals.
📍Gumdale
Position
East
Price
40% more expensive
Lifestyle
Semi-rural feel, larger acreage lots, premium pricing.
Best for
High-income families seeking space.
📍Murarrie
Position
North
Price
Similar
Lifestyle
More industrial, closer to the river, train access.
Best for
First home buyers and investors.
📍Hemmant
Position
North-East
Price
15% cheaper
Lifestyle
Heavily industrial, larger blocks, less residential amenity.
Best for
Budget-conscious buyers and tradespeople.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Geebung
QLD
7.1/10
Middle-ring suburb with a mix of post-war homes and industrial borders.
Everton Park
QLD
7.5/10
Strong family appeal and gentrification of older housing stock.
Mount Gravatt East
QLD
7.4/10
Elevated pockets, family demographic, and similar distance to CBD.
Salisbury
QLD
7.3/10
Industrial heritage transitioning into a trendy family-oriented suburb.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its convenience and family-friendly atmosphere, though motorway noise and flooding are common points of discussion.
★★★★☆
Family Life
Tingalpa is perfect for our kids; the parklands are world-class and we're so close to the bay for weekend trips.
Parks
Location
★★★★☆
Value for Money
We couldn't afford Cannon Hill, but Tingalpa gave us a 600sqm block that we can renovate over time.
Affordability
Block Size
★★★★★
Investment
I've never had a vacancy longer than a week here. The demand from workers at the Port and TradeCoast is relentless.
Rental Demand
Yield
★★★☆☆
Transport
The traffic on Wynnum Road is getting worse every year, and I wish we had a train station within walking distance.
Traffic
Public Transport
★★★☆☆
Environment
You have to be very careful where you buy. We love our street, but the motorway noise can be a bit much on quiet nights.
Noise
Community
★★★★☆
Convenience
Everything I need is within a 5-minute drive. It's a very practical place to live as you get older.
Convenience
Amenities
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize flood-free land by checking the BCC Flood Awareness Maps before making an offer.
- Visit the property during peak hour to assess the true impact of Gateway Motorway noise.
- Look for post-war timber homes; these offer the best renovation potential and long-term value.
- Check the flight path maps; some parts of Tingalpa are more affected by aircraft noise than others.
- Verify school catchment zones if Tingalpa State School is a priority for your family.
- Investigate any easements on larger blocks that might restrict future pool or granny flat builds.
❓ Questions to Ask the Agent
- Has this property or street ever experienced flooding or overland flow?
- What is the current insurance premium for this specific address?
- Are there any planned infrastructure projects nearby that might affect noise or traffic?
- Is the property within the current Tingalpa State School catchment?
- What are the details of any easements or encumbrances on the title?
- How does the noise level change during peak Gateway Motorway traffic times?
- Are there any recent comparable sales that weren't affected by flood overlays?
- What is the NBN connection type for this house?
🏷️ Seller Strategy
- Highlight any flood-free status prominently in your marketing materials.
- Invest in professional landscaping to maximize the appeal of large suburban blocks.
- Showcase energy-efficient upgrades (solar, insulation) to offset rising living costs.
- Target young families by emphasizing proximity to Minnippi Parklands.
- Ensure all building approvals for previous renovations are in order to avoid settlement delays.
📣 Positioning Tips
Position the property as a 'strategic lifestyle choice'—offering the space of a traditional suburb with the connectivity of an inner-city hub.
💼 Investment Case
High-yield potential with low vacancy rates in a gentrifying corridor.
⚠️ Investment Risks
Flood risk impacting insurance and resale; noise pollution affecting tenant retention.
📈 Action Plan
- Target 3-bedroom houses on 600sqm+ blocks for maximum land value.
- Ensure the property is outside the 1-in-100-year flood zone.
- Consider townhouses for higher gross yields and lower maintenance.
- Focus on properties within walking distance of bus routes to Cannon Hill.
🔑 Renter Tips
- Be ready with your application; properties here lease very quickly.
- Check for air conditioning, as some older homes can be quite hot in summer.
- Ask about NBN connection types (FTTP is available in some newer pockets).
🏘️ What Renters Love Here
Great for families who need space and proximity to work hubs.
⚠️ Renter Watch-Outs
Limited nightlife; you'll need to travel to Bulimba or the CBD for entertainment.
🏢 Landlord Strategy
- Regularly maintain gutters and drainage to mitigate storm-related water issues.
- Consider allowing pets to tap into the large family/renter market.
- Install security screens to meet tenant expectations for safety.
📋 Compliance & Management
Ensure all smoke alarm and electrical safety compliance is up to date as per QLD legislation.
🤝 Agent Insights
- The market is shifting toward 'move-in ready' renovated homes as building costs remain high.
- Buyers are increasingly savvy about flood maps; transparency is key to building trust.
- Townhouse stock is popular with first home buyers who are priced out of houses.
🎯 Marketing Angles
The 'Gateway to the Bay' lifestyle combined with 'City-Edge Convenience'.
👤 Target Buyer Profile
Young families, TradeCoast workers, and savvy renovators.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Download the Brisbane City Council Flood Awareness Map for the specific lot.
✓
Check the Brisbane Airport Flight Path Tool for noise frequency.
✓
Conduct a thorough building and pest inspection, focusing on termite history.
✓
Verify the property's zoning and any character residential overlays.
✓
Review the title deed for easements or covenants.
✓
Test for reactive clay soils if planning any structural extensions.
✓
Confirm school catchment zones via the QLD Department of Education website.
✓
Assess the distance and frequency of the nearest bus stop.
✓
Check for any underground council services (sewer/stormwater) using Dial Before You Dig.
✓
Obtain multiple insurance quotes to understand the 'risk premium' for the location.
✓
Visit the site at night to assess street lighting and safety feel.
✓
Check for any nearby development applications (DAs) on the BCC PD Online portal.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 brisbane.qld.gov.au
🔗 floodinformation.brisbane.qld.gov.au
🔗 abs.gov.au
🔗 resources.qld.gov.au
🔗 pdonline.brisbane.qld.gov.au
⚠️ Important Disclaimer
This report is for informational purposes only and does not constitute financial or legal advice. Data is based on 2026 market projections and historical government records. Buyers should conduct their own independent due diligence.
