Brendale
More than half of Brendale's households rent, 54.8% compared to the national owner-occupier majority, yet the suburb is growing faster than most: population climbed 32% since 2011 and the gentrification index shows early signals of change. Household income sits at the 26.4th percentile nationally, making this one of the more affordable pockets of Brisbane's northern corridor, with a $408,000 median house price well below the Queensland capital's average. The dwelling mix is strikingly unusual, with 85.1% classified as semi-detached, rather than the separate houses that dominate most QLD suburbs.
Population
3,100
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,219/wk
DAs (12 months)iDevelopment Applications lodged in the past year
42
Median House
$408K
Estimated from rent (2025)
At $408,000, Brendale's median house price is accessible compared to the broader Brisbane metro, and mortgage repayments average around $1,300 per month, giving a mortgage-to-income ratio of 24.6%, below the 30% stress threshold. The stock is dominated by semi-detached dwellings at 85.1%, with standalone separate houses making up only 14.9%, so buyers seeking a traditional detached home face limited choice. Three-bedroom dwellings are the clear majority at 57.9%, followed by two-bedroom at 27.3%. Only 20.0% of residents own outright, and 25.3% hold a mortgage, pointing to a relatively young and transient population rather than an established owner base.
For Buyers
At $408,000, Brendale's median house price is accessible compared to the broader Brisbane metro, and mortgage repayments average around $1,300 per month, giving a mortgage-to-income ratio of 24.6%, below the 30% stress threshold. The stock is dominated by semi-detached dwellings at 85.1%, with standalone separate houses making up only 14.9%, so buyers seeking a traditional detached home face limited choice. Three-bedroom dwellings are the clear majority at 57.9%, followed by two-bedroom at 27.3%. Only 20.0% of residents own outright, and 25.3% hold a mortgage, pointing to a relatively young and transient population rather than an established owner base.
For Investors
With 54.8% of households renting, Brendale offers landlords a deep and reliable tenant pool well above the national renter average. Weekly rent of $350 against a $408,000 median implies a gross yield near 4.5%, a reasonable return by southeast Queensland standards. Vacancy sits at 5.2%, which is elevated and warrants monitoring, but the trend supports demand: overseas migration drives net 181 arrivals per year into the broader area, and total population grew 1.49% annually, adding around 228 residents each year. Development activity recorded 38 applications in the past 12 months. The early-stage gentrification score and improving affordability trend from 51.3% in 2011 to 48.9% in 2021 suggest gradual upward pressure on values.
Development Activity
Total DAs
101
Last 12 Months
42
YoY ChangeiYear-over-year change in DA lodgements
-8.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Brendale's median age of 35 is 5 years below the national figure, reflecting a younger working-age profile. Overseas-born residents account for 31.6% of the population, which is 10 percentage points above the national average, and the top non-English language community is Arabic at 122 speakers. Ancestry is predominantly Anglo-Celtic, led by English (1,038), Scottish (305) and Irish (290). University qualifications reach 22.6%, which is 7.5 points below the national rate, consistent with the suburb's concentration in trades, healthcare and clerical roles. Average household size is 2.2, marginally below national, and the suburb has 31.6% overseas-born residents driving population growth alongside net internal migration of 35 per year.
Age Distribution
Bedrooms
Dwelling Structure
14.9%
Houses
85.1%
Townhouse
N/A
Apartment
Tenure
The tenure split is sharply skewed toward renting: 54.8% of households rent compared to just 20.0% owning outright and 25.3% carrying a mortgage. This renter-majority profile is unusual for a QLD suburb and reflects both affordability constraints at the 26.4th household income percentile and the dominance of semi-detached stock at 85.1% of dwellings. Three-bedroom configurations account for 57.9%, the standard family size for this property type. Rent-to-income at 28.7% sits just below the 30% stress threshold, meaning tenants are managing but have limited buffer. The $408,000 median price is estimated from 2025 rent data, and the 5.2% vacancy rate is above typical healthy-market levels of 2-3%.
Mortgage / mo
$1,300
Rent / wk
$350
HH Size
2.2
Personal Income / wk
$724
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.2%
Unoccupied
72
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.5%
Couples, no children
2,272
Total families
Economy & Employment
Healthcare is the dominant local industry at 21.9% of employed residents (196 workers), well above its share in most comparable suburbs. Education (9.2%) and Retail (8.8%) follow, with Professional/Tech at 7.3% and Construction at 6.9%. By occupation, Community and Personal Service workers (209) and Clerical/Admin staff (208) lead, which explains the industry profile. The unemployment rate is 7.9%, higher than the national average, and the participation rate of 53.8% is relatively low, with 848 residents not in the labour force. Seifa places Brendale at decile 3 across all four indexes, indicating below-average advantage nationally, driven largely by lower incomes at the 26.4th household income percentile.
Unemployment
9.6%
Labour Force
8,621
Unemployed
827
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.2%
Part-time
27.9%
Participation
53.8%
Employed
1,223
Occupations
Top Industries
University
22.6%
Postgraduate
3.6%
Born Overseas
31.6%
Dwellings
1,305
Transport to Work
Private car travel dominates at 84.1% of commuters, which is above the national average and reflects limited public transport coverage at 7.2% mode share. Walking and cycling account for 3.8%. The suburb scores decile 3 on IRSAD nationally, placing it in the lower-advantage tier, and household incomes at the 26.4th percentile reflect the working-class occupational base. About 7.2% of residents, or 209 people, need daily assistance, consistent with the suburb's healthcare employment concentration. Volunteering runs at 11.0%. No schools are recorded within the suburb boundary in this dataset, so families rely on schools in surrounding areas. Crime statistics are not available for this suburb.
Drive
84.1%
Public Transport
7.2%
Walk / Cycle
3.8%
Work from Home
N/A
Population Forecast
+1.49%/yr
(+228 people/yr)
EstablishedBrendale is on a clear growth trajectory. Population grew 23.6% over the decade to 2025 and the annual trend adds 228 residents per year at a 1.49% rate. The medium forecast projects population rising from 15,313 in 2025 to around 16,449 by 2031. The primary growth driver is overseas migration, contributing a net 181 arrivals annually compared to 35 from internal migration. The gentrification index shows early signals, with the university-educated share rising from 9% to 21% and population up 32% since 2011. Affordability improved from 51.3% in 2011 to 48.9% in 2021, meaning housing is becoming relatively more accessible even as values rise. The suburb profile is aging slightly, with the senior share rising 3.5 points over the decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+181
Net Internal / yr
+35
Gentrification Signal
Early signs
Population +32% since 2011, Accelerating: 9% → 21%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Brendale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Brendale a good suburb to live in?
Brendale suits renters and buyers seeking affordable housing in Brisbane's north, with a $408,000 median and mortgage-to-income at 24.6%, below the stress threshold. It scores decile 3 on SEIFA nationally, meaning it is below average on advantage measures, but population growth of 1.49% per year and early gentrification signals point to improving conditions.
What is the median house price in Brendale?
The median house price in Brendale is $408,000, estimated from 2025 rent data. Weekly rent averages $350, and monthly mortgage repayments run about $1,300, producing a mortgage-to-income ratio of 24.6%. The vacancy rate is 5.2%, which is above the typical 2-3% healthy market level.
What schools are in Brendale?
No schools are recorded within the Brendale boundary in this dataset, so families rely on institutions in nearby suburbs. University qualifications among residents reach 22.6%, which is 7.5 percentage points below the national figure, consistent with the suburb's trades and services employment profile.
Is Brendale safe?
Detailed crime statistics are not available for Brendale in this dataset. As an indirect indicator, the suburb scores decile 3 on the IRSD index of relative disadvantage nationally, placing it in the lower-advantage tier. Around 7.2% of residents, approximately 209 people, require daily assistance, which is consistent with the concentration of healthcare workers in the local economy.
Is Brendale good for property investment?
Brendale has reasonable investment fundamentals: a 54.8% renter share well above the national average, weekly rent of $350 implying a gross yield near 4.5% on the $408,000 median, and net overseas migration of 181 per year driving demand. Population grew 1.49% annually. The 5.2% vacancy rate is elevated compared to the 2-3% healthy-market benchmark and warrants attention.
How is Brendale's population changing?
Population is growing steadily at 1.49% per year, adding roughly 228 residents annually. Over the decade the area grew 23.6%, and the medium forecast projects a rise from 15,313 in 2025 to around 16,449 by 2031. Overseas migration is the primary driver at 181 net arrivals per year, supported by 35 net internal migrants annually.
What languages are spoken in Brendale?
Around 31.6% of Brendale residents were born overseas, which is 10 percentage points above the national figure. Arabic is the most common non-English language with 122 speakers, followed by Punjabi (15) and Persian (12), reflecting a multicultural community shaped largely by recent overseas migration.
How much development is happening in Brendale?
There were 38 development applications lodged in Brendale in the past 12 months, including building works and operational approvals. This level of activity is consistent with a suburb in early-stage growth, supported by annual population growth of 1.49% and a gentrification score showing accelerating university-educated share from 9% to 21%.
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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