Glenvale
With a median age of 33, Glenvale skews 7 years younger than the national median, drawing young families to its affordable housing market near Toowoomba. A quarter of all workers (25.3%) are employed in healthcare, more than double the construction sector at 8.4%. The 44.2% rental rate sits well above the national average, yet rent-to-income stays at a modest 20.7%, suggesting the area delivers genuine affordability rather than just low sticker prices. English ancestry dominates at 2,985 residents, with German (844) reflecting the Darling Downs heritage.
Population
8,120
Median Age
33.0
Household IncomeiMedian weekly household income (ABS Census)
$1,641/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$427K
Estimated from rent (2025)
Houses at an estimated $427,000 median sit well below Queensland capital city benchmarks, making Glenvale accessible to first-home buyers. Mortgage repayments of $1,525/month consume just 21.5% of household income, comfortably below the 30% stress threshold. The housing mix is 76.6% separate houses and 22.8% semi-detached, with 3-bedroom (44.2%) and 4+ bedroom (44.1%) homes splitting almost evenly. Nearly all commuters drive (91.2%), so proximity to the New England Highway and Toowoomba CBD matters more than public transport links, which serve only 0.4% of residents.
For Buyers
Houses at an estimated $427,000 median sit well below Queensland capital city benchmarks, making Glenvale accessible to first-home buyers. Mortgage repayments of $1,525/month consume just 21.5% of household income, comfortably below the 30% stress threshold. The housing mix is 76.6% separate houses and 22.8% semi-detached, with 3-bedroom (44.2%) and 4+ bedroom (44.1%) homes splitting almost evenly. Nearly all commuters drive (91.2%), so proximity to the New England Highway and Toowoomba CBD matters more than public transport links, which serve only 0.4% of residents.
For Investors
The 44.2% renter share is higher than most regional QLD suburbs, creating consistent tenant demand. Weekly rent of $340 against an estimated $427,000 purchase price implies a gross yield around 4.1%, competitive compared to southeast Queensland coastal markets. Vacancy at 6.5% needs watching, as it sits above the balanced 2-3% range. Development activity is limited at 8 applications in 12 months, mostly operational works, signalling minimal new supply pressure. The population of 8,120 and young demographic profile support long-term rental demand.
Development Activity
Total DAs
67
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
-38.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Glenvale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Glenvale Christian School
Prep-6 · 127 students
Glenvale State School
Prep-6 · 658 students
Demographics
Glenvale's median age of 33 sits 7 years below the national figure, reflecting its appeal to young families. University education at 24.7% runs 5.4 percentage points lower than the national rate, consistent with the Toowoomba region's trade-oriented workforce. Born-overseas residents make up just 16.5%, about 5 points below average nationally, with English (2,985), Irish (856), and German (844) the dominant ancestries. Christianity is the leading religion at 4,547 adherents. The household size of 2.5 matches the national average exactly, and the 28.0% couples-without-children rate suggests a mix of young starters and downsizers.
Age Distribution
Bedrooms
Dwelling Structure
76.6%
Houses
22.8%
Townhouse
0.5%
Apartment
Tenure
At an estimated median of $427,000, Glenvale remains one of the more affordable entry points in the Toowoomba corridor. Ownership patterns lean toward renters at 44.2%, with mortgaged households at 29.1% and outright owners at 26.8%. Mortgage stress sits at a low 21.5% of income, well below the national 30% danger line. The bedroom distribution splits almost perfectly between 3-bed (44.2%) and 4+ bed (44.1%), with only 4.2% being studios or 1-bedroom units. Semi-detached product at 22.8% is notably higher than many regional suburbs, pointing to townhouse-style infill development.
Mortgage / mo
$1,525
Rent / wk
$340
HH Size
2.5
Personal Income / wk
$827
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.5%
Unoccupied
205
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.0%
Couples, no children
6,212
Total families
Economy & Employment
Healthcare dominates Glenvale's employment at 25.3% (647 workers), a proportion roughly double the national average, likely driven by proximity to Toowoomba Hospital. Education follows at 10.8%, then construction (8.4%), manufacturing (8.1%), and retail (8.1%). The occupation mix skews toward Community/Personal services (633) almost matching Professionals (666), which is unusual and reflects the healthcare concentration. Unemployment at 4.5% sits close to the national benchmark. The participation rate of 62.0% and fulltime rate of 66.0% indicate a working population that balances employment with the lower cost of living the region provides.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.0%
Part-time
29.5%
Participation
62.0%
Employed
3,841
Occupations
Top Industries
University
24.7%
Postgraduate
4.6%
Born Overseas
16.5%
Dwellings
2,966
Transport to Work
Public transport serves just 0.4% of commuters, making Glenvale essentially car-dependent, with 91.2% driving to work. Two local schools serve the area: Glenvale State School (government, ICSEA 971, 658 students) and Glenvale Christian School (independent, ICSEA 1,037, 127 students). The Christian school scores above the national ICSEA benchmark of 1,000, while the state school sits below, giving families a choice between scale and academic advantage. The volunteering rate of 12.8% is moderate. Need-for-assistance at 8.8% is somewhat elevated compared to the national average, likely reflecting the suburb's role in housing support services.
Drive
91.2%
Public Transport
0.4%
Walk / Cycle
1.7%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Glenvale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Glenvale a good suburb to live in?
Glenvale suits budget-conscious families wanting space near Toowoomba. Mortgage repayments consume just 21.5% of household income, well below the 30% stress line. The median age of 33 is 7 years younger than nationally, indicating active family formation. The trade-off is car dependency, with only 0.4% using public transport.
What is the median house price in Glenvale?
The estimated median house price is $427,000 (2025, rent-derived estimate). Monthly mortgage repayments of $1,525 are manageable against median household income. The 76.6% separate house share means most stock is freestanding, with 22.8% semi-detached providing a more affordable alternative.
What schools are in Glenvale?
Glenvale has 2 primary schools. Glenvale State School is a government school with 658 students and an ICSEA of 971, slightly below the 1,000 national benchmark. Glenvale Christian School is an independent option with 127 students and ICSEA of 1,037, sitting above the national average.
Is Glenvale safe?
Crime statistics are not available for Glenvale specifically. However, the suburb has a stable residential profile with 64.3% of residents staying at the same address over 5 years and a young family demographic. The 8.8% need-for-assistance rate is higher than average, but this correlates with healthcare service proximity rather than safety risk.
Is Glenvale good for property investment?
The 44.2% renter share creates solid tenant demand, and $340/week rent against a $427,000 estimated price gives roughly 4.1% gross yield, competitive compared to coastal QLD markets. Vacancy at 6.5% is above the ideal 2-3% range, so investors should monitor absorption. Only 8 DAs were lodged in 12 months, meaning limited new competing supply.
How is Glenvale's population changing?
With 8,120 residents and a median age of 33, Glenvale has a younger-than-average population base. The 35.7% turnover rate indicates fairly high residential churn. English (2,985), Irish (856), and German (844) remain the top ancestries, reflecting the broader Darling Downs settlement pattern with only 16.5% born overseas, about 5 points below the national average.
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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