Balmoral
Few Brisbane suburbs of 1.27 km2 combine a household income in the 94.5th percentile nationally with a university qualification rate of 54.7%, yet Balmoral does both. Population has grown 19% over the 10 years to 2021, adding roughly 670 residents to reach 4,173, and the growth trajectory continues at around 55 persons per year. SEIFA ranks Balmoral at decile 10 on three of four indexes, placing it among Queensland's most advantaged areas. Professionals and Managers make up the two largest occupation groups, and the suburb's 60.8% separate house rate signals a family-oriented, owner-occupier market sitting well above the average inner-Brisbane apartment mix.
Population
4,173
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$2,671/wk
DAs (12 months)iDevelopment Applications lodged in the past year
32
Median House
$646K
Estimated from rent (2025)
The estimated median house price of $646,000 is supported by weekly rents of $450 and monthly mortgage repayments averaging $2,729, producing a mortgage-to-income ratio of 23.6%, which sits below the 30% stress threshold. Separate houses account for 60.8% of dwellings, well above the apartment share of 23.3%, and 3-bedroom and 4-plus bedroom homes are each around 35-36% of stock, making this a genuinely family-scale market. Outright owners represent 24.3% and mortgage holders 39.7%, indicating a relatively younger buying cohort compared to fully settled suburbs. Tenure is rounded out by 36.0% renters, which adds flexibility for buyers entering a market where vacancy sits at 5.6%.
For Buyers
The estimated median house price of $646,000 is supported by weekly rents of $450 and monthly mortgage repayments averaging $2,729, producing a mortgage-to-income ratio of 23.6%, which sits below the 30% stress threshold. Separate houses account for 60.8% of dwellings, well above the apartment share of 23.3%, and 3-bedroom and 4-plus bedroom homes are each around 35-36% of stock, making this a genuinely family-scale market. Outright owners represent 24.3% and mortgage holders 39.7%, indicating a relatively younger buying cohort compared to fully settled suburbs. Tenure is rounded out by 36.0% renters, which adds flexibility for buyers entering a market where vacancy sits at 5.6%.
For Investors
With 36.0% of residents renting and weekly rent at $450, the rental pool is deep relative to the suburb's 4,173 population. Population growth averaged 55 persons per year recently and is forecast to continue toward 5,217 by 2031 under the medium scenario, supporting ongoing rental demand. Overseas migration drives net annual growth of 46 persons, partially offsetting net internal outflow of 19, a pattern typical of inner-Brisbane suburbs attracting skilled overseas workers. Development activity reached 26 applications in the past 12 months, including material change of use for multiple dwellings, signalling gradual densification. A 5.6% vacancy rate is moderate; investors should note it is higher than tighter inner-city pockets, so strong tenant presentation matters more than in sub-3% markets.
Development Activity
Total DAs
120
Last 12 Months
32
YoY ChangeiYear-over-year change in DA lodgements
+45.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Balmoral iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Balmoral State High School
7-12 · 929 students
Demographics
The median age of 37 is 3 years below the national figure, reflecting the working-family profile. University qualifications at 54.7% are 24.6 percentage points above national, one of the largest education gaps recorded among comparable suburbs. The overseas-born share of 24.7% sits 3.1 points above national, with ancestry dominated by English (1,757), Irish (707) and Scottish (523). Non-English languages are minor at present, with Italian (17 speakers), Mandarin (16) and Japanese (11) the top three, consistent with the Anglo-leaning identity. Average household size of 2.5 matches the national figure exactly, and couples with children (1,593 families) outnumber couples without children (827), confirming the family-stage skew. Volunteering is engaged at 18.7% of residents.
Age Distribution
Bedrooms
Dwelling Structure
60.8%
Houses
15.9%
Townhouse
23.3%
Apartment
Tenure
The tenure split places mortgage holders at 39.7%, outright owners at 24.3% and renters at 36.0%, a classic mix for a suburb where prices are accessible relative to high incomes but not yet fully paid down. Compared to the mortgage-to-income ratio of 23.6%, rent-to-income at 16.8% is even more comfortable, meaning tenants are below stress levels. Separate houses at 60.8% dominate stock, with semi-detached at 15.9% and apartments at 23.3%, so buyers seeking standalone homes have the majority of listings. Bedroom distribution leans toward 3-bedroom (35.9%) and 4-plus (35.6%), with only 4.5% in the 0-1 bedroom category. This bedroom profile aligns with the couples-with-children family structure and drives sustained demand for the larger dwelling types.
Mortgage / mo
$2,729
Rent / wk
$450
HH Size
2.5
Personal Income / wk
$1,289
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.6%
Unoccupied
94
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
24.4%
Couples, no children
3,396
Total families
Economy & Employment
Professional/Tech leads industry employment at 17.1% (311 workers) and Healthcare follows at 16.7% (303), together commanding 34% of local jobs, well above the national average share for either sector alone. Education adds 10.7% (195) and Construction 8.5% (155), with Public Admin at 6.2% (112) rounding out the top five. By occupation, Professionals (850) and Managers (493) together account for more than half of all employed residents. The unemployment rate is low at 4.0%, and 69.9% are employed full-time against a participation rate of 69.2%. SEIFA scores at decile 10 on IEO (education and occupation) and IRSAD (advantage and disadvantage) confirm the highly skilled economic character. Real income growth of 11.3% over the decade reflects genuine wage gains relative to inflation.
Unemployment
2.7%
Labour Force
3,166
Unemployed
86
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
69.9%
Part-time
26.1%
Participation
69.2%
Employed
2,210
Occupations
Top Industries
University
54.7%
Postgraduate
15.4%
Born Overseas
24.7%
Dwellings
1,595
Transport to Work
Car travel accounts for 83.4% of journeys to work, above most inner-Brisbane norms, yet walking and cycling at 6.2% is meaningfully active for a low-density suburb. Public transport at 5.8% is modest but consistent with the car-dependent layout. SEIFA ranks Balmoral at decile 10 on IRSD (disadvantage), meaning very few residents face economic hardship, and at decile 9 on IER (economic resources), reflecting that some rental households modestly reduce the aggregate wealth measure. Only 2.5% of residents (101 people) need daily assistance, well below the national average. Rent-to-income at 16.8% and mortgage-to-income at 23.6% both sit below stress thresholds, indicating financial stability across tenure types. No schools are recorded inside the 1.27 km2 boundary in this dataset, so families draw on nearby institutions in adjacent suburbs.
Drive
83.4%
Public Transport
5.8%
Walk / Cycle
6.2%
Work from Home
N/A
Population Forecast
+1.13%/yr
(+55 people/yr)
EstablishedPopulation has grown 19.0% over the decade and is now 4,173, with the trend running at 1.13% annually or about 55 persons per year. The medium forecast places Balmoral at 5,217 by 2031, an increase of over 1,000 residents from the 2021 base. Overseas migration contributes a net 46 arrivals annually while internal migration subtracts 19, meaning international demand is the primary engine. The gentrification stage registers early signs, with a score of 29 on the gentrification index, driven by the 20% population gain since 2011 and a 15.4% rent growth figure over the period. Affordability has improved from 41.1% in 2011 to 34.6% in 2021, meaning the cost-of-ownership burden has fallen relative to incomes even as prices rose, making the suburb more sustainable for incoming buyers than a decade ago.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+46
Net Internal / yr
-19
Gentrification Signal
Not gentrifying
Population +20% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Balmoral compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Balmoral a good suburb to live in?
Balmoral ranks decile 10 on SEIFA IRSD and IRSAD, placing it among Queensland's most advantaged suburbs nationally. Household income sits in the 94.5th percentile, university qualifications at 54.7% are 24.6 points above national, and financial stress is low with mortgage-to-income at 23.6%. The main trade-offs are high car dependence at 83.4% and no recorded schools within the 1.27 km2 boundary.
What is the median house price in Balmoral?
The estimated median house price is $646,000 (estimated from 2025 rent data). Weekly rent averages $450 and monthly mortgage repayments run approximately $2,729, giving a mortgage-to-income ratio of 23.6%, comfortably below the 30% stress threshold. Separate houses make up 60.8% of the dwelling stock.
What schools are in Balmoral?
No schools are recorded inside the Balmoral boundary in this dataset. Families rely on schools in neighbouring suburbs. The local population is highly educated, with 54.7% holding university qualifications, which is 24.6 percentage points above the national average, reflecting a suburb that strongly values education.
Is Balmoral safe?
Detailed crime statistics are not available for Balmoral in this dataset. As an indirect indicator, Balmoral scores decile 10 on SEIFA IRSD, the top tier for low relative disadvantage nationally. Only 2.5% of its 4,173 residents (101 people) need daily assistance, and housing stress levels are below the national stress threshold, all consistent with a low-disadvantage area.
Is Balmoral good for property investment?
Balmoral has a 36.0% renter share and weekly rent of $450, providing a solid tenant base for a suburb of 4,173 people. Population is forecast to grow from 4,173 to around 5,217 by 2031 under the medium scenario, supporting demand. Vacancy at 5.6% is moderate. The main investment constraint is that gross yield against a $646,000 median is relatively modest, so the case rests primarily on capital growth in a decile 10 suburb with strong income demographics.
How is Balmoral's population changing?
Balmoral grew 19.0% over the decade, reaching 4,173 residents, and is adding about 55 persons per year at a 1.13% annual rate. The medium forecast projects around 5,217 residents by 2031. Overseas migration of 46 net arrivals per year is the primary driver, slightly offset by net internal outflow of 19 persons annually.
How much development is happening in Balmoral?
There were 26 development applications lodged in the past 12 months, including building extensions and material change of use applications for multiple dwellings. This moderate activity suggests gradual densification in line with the suburb's gentrification score of 29, which is classified as early signs stage. The 1.27 km2 footprint limits large-scale greenfield development.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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