Andrew Boman
209/16-26 Archer Street, Upper Mount Gravatt, Qld 4122
VENDOR COMMITS ELSEWHERE!
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Open Saturday 6 June 9:00 am๐๏ธ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Upper Mount Gravatt โ Turrbal and Jagera Country
Originally used for sheep grazing and fruit orchards in the late 19th century, the area remained rural until the post-WWII housing boom. The establishment of the Garden City shopping centre in 1970 transformed the suburb into a major commercial focal point for South Brisbane.
A bustling multi-cultural mini-city featuring a mix of high-density residential towers near the commercial core and quiet post-war suburban pockets.
Overall Score
8
A premier southern suburb offering high utility and strong capital growth fundamentals.
Name Origin
Named after Lieutenant George Gravatt, who was the commander of the Moreton Bay settlement in 1839.
Established
Gazetted 1927
Retail Giant
Home to Westfield Mt Gravatt, one of Australia's largest shopping centres.
Education Hub
Directly adjacent to Griffith University's Nathan and Mt Gravatt campuses.
Transit Node
Features a major South East Busway station providing 'turn-up-and-go' CBD access.
๐ Scorecard
12 key dimensions scored 0โ10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand driven by owner-occupiers seeking the MacGregor State High catchment.
Amenity
10
World-class retail, dining, and library facilities within walking distance.
Schools
9
Highly coveted access to MacGregor State High and Upper Mt Gravatt State School.
Transport
9
Exceptional bus infrastructure, though peak hour road traffic is a major local pain point.
Risk Profile
7
Low environmental risk generally, but high exposure to commercial noise and traffic.
Liveability
8
Excellent balance of employment, education, and lifestyle services.
Demographics
8
Diverse, professional, and increasingly affluent as gentrification continues.
Rental Demand
9
Extremely high due to proximity to Griffith University and the QEII Hospital.
Growth Potential
8
Strong, supported by the 'Brisbane 2032' infrastructure pipeline and zoning uplifts.
Affordability
5
Prices have risen sharply, making entry-level houses difficult for first-time buyers.
Crime & Safety
7
Typical of a major commercial hub; high foot traffic brings minor opportunistic crime.
Walkability
8
Very high near the Westfield precinct, though hilly terrain affects some residential pockets.
โก Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,245,000
Reflecting 2025-2026 growth
Median Unit
$665,000
High demand for modern 2-beds
12mo Growth
7.4%
Outperforming broader Brisbane
Vacancy Rate
0.9%
Critically undersupplied
Top School
MacGregor High
Ranked top 10 QLD public
CBD Commute
15-20 mins
Via South East Busway
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Key Advantages
- Unrivaled retail and dining amenity at Westfield Mt Gravatt.
- Elite public school catchment (MacGregor State High) adds significant land value.
- Exceptional public transport connectivity via the South East Busway.
- High rental yields and zero-vacancy environment for investors.
- Proximity to major employment hubs including Griffith University and QEII Hospital.
- Diverse housing stock ranging from entry-level units to luxury new builds.
โ ๏ธ Key Watch-Outs
- Severe traffic congestion at the Kessels, Logan, and Mains Road intersections.
- Noise pollution from the Pacific Motorway (M1) affects eastern pockets.
- Overland flow and localized flooding risks in low-lying streets near Bulimba Creek.
- High density of student housing can lead to street parking issues in some areas.
- Significant price premium for properties within the MacGregor High catchment.
- Ongoing construction noise as older lots are subdivided for townhouses.
๐๏ธ Suburb Overview
Character, property mix, price range and what drives value here.
๐๏ธ Character
Urban Hub
How this suburb feels day-to-day.
๐ Property Types
Mix of 1960s brick houses, modern townhouses, and high-rise apartments.
Dominant dwelling stock.
๐ฐ Price Range
$550k (Units) to $1.8m+ (Renovated Houses)
Typical entry to ceiling.
๐ก Why It Matters
It serves as the primary commercial and transport node for Brisbane's southside, making it 'recession-resistant' due to diverse demand drivers.
๐ฐ Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
๐ House Median
$1,245,000
$1.1m – $1.9m
๐ข Unit Median
$665,000
$520k – $850k
๐ Price Trend
+7.4% past 12 months
12-month movement
๐ Weekly Rents
Houses $750pw, Units $620pw
Current asking rents
๐ 5-Year Price History
๐๏ธ Property Type Split
The high percentage of units reflects the suburb's transition to a high-density regional centre, while houses on large lots remain the primary capital growth assets.
๐ฏ Affordability
How this suburb compares to metro and state medians.
๐๏ธ vs Metro Average
8% above Brisbane metro median
Price comparison
๐ Income Ratio
8.8x annual income
Median price รท median income
๐ณ Gross Yield
4.2% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more expensive than the Brisbane average, it offers better value than inner-city suburbs with comparable transport and retail infrastructure.
๐ฅ Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
๐ Vacancy Rate
0.9%
Lower = tighter market
โฑ๏ธ Days to Lease
16 days
Avg time on market
๐ Rent Growth p.a.
+11.5% pa
Annual rental increase
Demand LevelVery High
๐ค Tenant Profile
Griffith University students, healthcare workers from QEII, and young families priced out of the inner-south.
๐ผ Investor Outlook
Strong. Low vacancy and high yield potential make it a defensive asset. Focus on 3-bedroom townhouses or houses within the school catchment for best long-term results.
๐ Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+7.4%
1-Year Growth
+22% cumulative
3-Year Growth
+59% cumulative
5-Year Growth
๐ Growth Drivers
- Brisbane Metro (Electric Bus) project improving transit capacity.
- Continued scarcity of land within the MacGregor State High catchment.
- Expansion of the Griffith University health and technology precincts.
- Gentrification of 1960s-70s housing stock by professional families.
- Proximity to the 2032 Olympic venues in the southern corridor.
โ Headwinds
- Interest rate sensitivity for the high-density unit market.
- Potential oversupply of apartments if planning restrictions are eased too rapidly.
- Increasing insurance premiums for properties near overland flow paths.
๐ฎ 5-Year Outlook
Expect sustained capital growth above the Brisbane average, specifically for detached dwellings on 600sqm+ lots which are becoming increasingly rare.
๐ก๏ธ Crime & Safety
Safety index, trend comparison, and what to check locally.
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Safety Score
Average
๐ Trend
Stable
vs last 12 months
๐๏ธ vs Metro Average
12% above metro average (driven by retail theft)
Relative comparison
Risk Categories
Property Crime: Medium Retail/Opportunistic: High Violent Crime: Low
๐ What to Check Locally
Check the Queensland Police Service Online Crime Map for specific street-level data; focus on secure parking if buying near the Westfield precinct.
โ ๏ธ Risk Profile
Natural hazards and planning risks to verify before buying.
๐ Summary
Environmental risks are manageable, but buyers must be diligent regarding urban planning overlays and traffic noise.
๐ Flood Risk
Low riverine risk, but moderate 'Overland Flow' risk in pockets near Bulimba Creek and low-lying residential streets.
๐ฅ Bushfire Risk
Very low risk due to high urbanization.
๐ฆ Insurance Impact
Generally standard, though premiums may be higher for properties identified in council flood maps.
๐บ๏ธ Planning & Zoning
Development controls, overlays, and what's changing locally.
๐ Typical Zoning
LMR2 Low-medium density residential (2 or 3 storey mix)
๐ฒ Overlays
Overland Flow, Dwelling House Character, Airport Environs.
๐๏ธ Development Hotspots
Logan Road corridor and streets immediately adjacent to the Westfield Mt Gravatt boundary.
Zoning allows for significant density increases, meaning a standard house today could be a townhouse site tomorrow.
๐ณ Liveability
Day-to-day experience โ transport, amenity, green space, schools and healthcare.
๐ Transport
Top-tier bus connectivity; easy M1 and Gateway Motorway access.
๐๏ธ Amenity & Retail
Exceptional; everything from luxury retail to bulk-billing medical is local.
๐ฒ Parks & Recreation
Good access to Mt Gravatt Outlook Reserve and local sporting fields.
๐ซ Schools
High-performing public and private options; a major drawcard for families.
๐ฅ Healthcare
Excellent; QEII Jubilee Hospital and Sunnybank Private are minutes away.
๐ฅ Demographics
Who lives here โ income, age, ownership, and education levels.
A diverse, multicultural population with a high proportion of tertiary-educated professionals and students.
๐ต Median Income
$84,500 pa
๐ Ownership
45% owner-occupied, 55% renting
๐ Age Profile
Median age 34
๐ Education
High; 38% of residents hold a Bachelor degree or higher.
๐ Age Distribution
The young, educated demographic supports a vibrant local economy and ensures high demand for modern rental accommodation.
๐๏ธ Major Developments
Infrastructure pipeline and what it means for values and liveability.
๐ Overview
Infrastructure is focused on transit efficiency and commercial expansion.
๐ Positive Impacts
- Brisbane Metro implementation reducing commute times to CBD.
- Westfield Mt Gravatt ongoing precinct upgrades and 'night economy' focus.
- Upgrades to the M1/Gateway interchange reducing regional bottlenecking.
๐ Negative Impacts
- Increased traffic during construction phases.
- Loss of 'suburban feel' as more high-rise developments are approved.
๐บ๏ธ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
๐MacGregor
Position West
Price More expensive
Lifestyle Purely residential, larger blocks, quieter.
Best for Established families prioritizing quiet over convenience.
๐Wishart
Position East
Price Similar
Lifestyle Family-oriented, less traffic, Mansfield High catchment.
Best for Families seeking a more traditional suburban environment.
๐Mount Gravatt
Position North
Price Slightly cheaper
Lifestyle Hilly, more 'character' homes, café culture on Logan Rd.
Best for Young professionals and renovators.
๐Eight Mile Plains
Position South
Price Similar
Lifestyle Technology park focus, newer builds, closer to M3/M1 merge.
Best for Commuters and tech sector workers.
๐ Similar Suburbs
Suburbs with a comparable profile โ useful if this one is over budget or sold up.
Chermside
QLD
8/10
The 'Northside equivalent' with a massive Westfield, major bus hub, and hospital precinct.
Burwood
NSW
9/10
Strategic secondary CBD with elite schools and major retail dominance.
Box Hill
VIC
8/10
Major satellite city with high-density residential and strong multicultural demographic.
Indooroopilly
QLD
9/10
Westside hub with major shopping, top-tier schools, and university proximity.
๐ฌ Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
๐ Overall Community Sentiment
Residents value the 'everything at your doorstep' lifestyle but frequently complain about the worsening traffic and parking near the shopping centre.
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Convenience
I haven't used my car on a weekend in three years because everything I need is a 10-minute walk away.
Walkability Amenities
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School Catchment
We paid a premium to be in the MacGregor High catchment, but the peace of mind for our kids' education is worth it.
Education Price Premium
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Traffic
The traffic on Kessels Road has become a nightmare; I have to time my trips perfectly to avoid being stuck for 20 minutes.
Traffic Accessibility
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Investment
Never had a week of vacancy in 5 years. The demand from students and hospital staff is relentless.
Rental Yield Demand
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Public Transport
The Busway is a lifesaver. I'm in the city in 15 minutes without having to worry about parking.
Transport
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Urban Density
It's starting to feel a bit crowded with all the new apartments, and street parking is getting harder to find.
Density Parking
๐ก Tailored Advice
Personalised guidance for every role in this market.
๐งโ๐ผ Buyer Strategy
- Verify the exact school catchment boundary; being one street over can cost you $100k in future resale value.
- Prioritize properties on the 'quiet side' of the hill, away from the M1 and Logan Road.
- Check for 'Overland Flow' overlays on the Brisbane City Council interactive map.
- Look for post-war homes on 600sqm+ lots for maximum land banking potential.
- Consider townhouses as a high-yield alternative if houses are out of budget.
- Inspect during peak hour (4pm-6pm) to understand true traffic and noise impacts.
โ Questions to Ask the Agent
- Is this property definitely within the MacGregor State High School catchment for the current year?
- Has the property ever experienced overland flow or drainage issues during heavy rain?
- What is the current zoning, and are there any known development applications nearby?
- Are there any easements on the title that would prevent adding a pool or deck?
- What are the average peak-hour travel times to the CBD from this specific street?
- For units: What is the current balance of the sinking fund and are there any planned special levies?
- How many of the units in this complex are owner-occupied versus rented?
- Is the property affected by the Airport Environs overlay for noise?
๐ท๏ธ Seller Strategy
- Highlight 'MacGregor State High Catchment' as the primary headline in all marketing.
- Ensure any 'granny flat' or dual-living potential is clearly communicated to attract multi-generational buyers.
- Declutter and stage properties to appeal to professional families and investors.
- Provide a recent building and pest report to speed up the unconditional period.
- Focus on the 'lifestyle' aspect—proximity to Westfield and the Busway.
๐ฃ Positioning Tips
Position the property as a 'strategic asset' that offers both immediate lifestyle convenience and long-term capital security due to its location in a major regional hub.
๐ผ Investment Case
High-yield, low-vacancy play with strong capital growth backing.
โ ๏ธ Investment Risks
Potential oversupply of 1-bedroom apartments; stick to 2-3 bedroom configurations.
๐ Action Plan
- Target 3-bedroom townhouses with low body corporate fees.
- Focus on the pocket between Logan Rd and the Busway for maximum tenant appeal.
- Ensure the property has secure parking to mitigate local street parking issues.
- Review the Brisbane Metro project timeline to time your entry before completion.
๐ Renter Tips
- Apply with a complete profile; competition is fierce.
- Look for older units for better value and larger room sizes.
- Check if the rent includes water, as many newer complexes are individually metered.
๐๏ธ What Renters Love Here
Unbeatable access to shopping and transport.
โ ๏ธ Renter Watch-Outs
Street parking is often restricted or permit-only near the shopping centre.
๐ข Landlord Strategy
- Consider a 'pet-friendly' policy to stand out in a crowded unit market.
- Install air conditioning in all bedrooms to maximize rental return.
- Regularly review rents to keep pace with the high local growth rate.
๐ Compliance & Management
Ensure all smoke alarm and electrical safety certifications are current as per QLD 2022/2024 legislation.
๐ค Agent Insights
- The 'MacGregor Catchment' is the single biggest value driver in the 4122 postcode.
- Buyers are increasingly wary of noise; acoustic fencing or double glazing adds value.
- Investors are looking for 'set and forget' properties with high depreciation schedules.
๐ฏ Marketing Angles
The '15-Minute City'—work, study, shop, and play all within a 1.5km radius.
๐ค Target Buyer Profile
Professional families, Griffith University academics, and savvy interstate investors.
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Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
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Check Brisbane City Council Flood Awareness Map for overland flow.โ
Confirm school catchment via the 'EdMap' Queensland Government website.โ
Review the Title Search for any restrictive covenants or easements.โ
Conduct a noise assessment during peak traffic hours.โ
Verify the presence of any protected vegetation or character overlays.โ
Check the QPS Crime Map for localized hotspots.โ
Inspect the property for signs of reactive clay soil movement (common in the area).โ
Confirm the status of the Brisbane Metro project and its proximity to the property.โ
Review the Body Corporate minutes for the last 2 years (if applicable).โ
Check for any planned road widening projects on Logan or Kessels Roads.โ
Verify all building approvals for previous renovations or extensions.โ
Assess the condition of the retaining walls if the property is on a slope.๐ Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
๐ brisbane.qld.gov.au ๐ abs.gov.au ๐ edmap.qed.qld.gov.au ๐ police.qld.gov.au ๐ cityplan.brisbane.qld.gov.au
โ ๏ธ Important Disclaimer
This report is based on data available as of 2026-03-06 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
