Holland Park West
A $537,000 median house price sits well below Brisbane's pricier inner-south markets, yet household income here reaches the 83.5th percentile nationally, a gap that defines the suburb. University qualifications run at 50.4%, which is 20.3 points above the national figure, and the area scores decile 9 on both IRSAD and IRSD, the upper advantage tier. The median age of 36 is 4.0 years below national, reflecting a working-age, family-leaning profile where 72.9% of dwellings are separate houses. Across 2.68 km2 the population of 6,468 lives at moderate density, and the housing mix favours families because three-bedroom and four-plus-bedroom homes together make up 72.7% of stock.
Population
6,468
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,195/wk
DAs (12 months)iDevelopment Applications lodged in the past year
39
Median House
$537K
Estimated from rent (2025)
The $537,000 median house price keeps Holland Park West more attainable than many inner-Brisbane suburbs, and the affordability shows in the stress numbers: the mortgage-to-income ratio is 22.8%, comfortably below the 30% stress threshold, while average monthly repayments sit at $2,167. Buyers get genuine family stock, with 72.9% separate houses against only 22.0% apartments, and three-bedroom homes the most common at 39.0% followed by four-plus at 33.7%. That detached-house dominance, combined with household income in the 83.5th percentile, means owner-occupiers can buy space without the budget strain seen in dearer markets. Owners with a mortgage (39.0%) outnumber outright owners (26.3%), a sign of active recent buying rather than a settled, debt-free base.
For Buyers
The $537,000 median house price keeps Holland Park West more attainable than many inner-Brisbane suburbs, and the affordability shows in the stress numbers: the mortgage-to-income ratio is 22.8%, comfortably below the 30% stress threshold, while average monthly repayments sit at $2,167. Buyers get genuine family stock, with 72.9% separate houses against only 22.0% apartments, and three-bedroom homes the most common at 39.0% followed by four-plus at 33.7%. That detached-house dominance, combined with household income in the 83.5th percentile, means owner-occupiers can buy space without the budget strain seen in dearer markets. Owners with a mortgage (39.0%) outnumber outright owners (26.3%), a sign of active recent buying rather than a settled, debt-free base.
For Investors
Renters make up 34.7% of households and weekly rent averages $390, giving investors a solid tenant pool against a relatively modest $537,000 median. The rent-to-income ratio of 17.8% leaves tenants room to absorb increases, which matters because rents have climbed 38.6% over the period. The vacancy rate of 6.2% is higher than a tight rental market would show, pointing to the apartment segment that forms 22.0% of stock rather than the scarcer detached houses. Demand is underpinned by overseas migration, the primary driver adding a net 87 residents a year, though internal migration removes a net 52. With 35 development applications lodged in 12 months and annual population growth near 0.84%, the investment case leans on steady rent growth more than rapid capital expansion.
Development Activity
Total DAs
138
Last 12 Months
39
YoY ChangeiYear-over-year change in DA lodgements
+30.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Holland Park West iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Marshall Road State School
Prep-6 · 499 students
Holland Park State High School
7-12 · 529 students
Demographics
The median age of 36 runs 4.0 years below the national figure, marking a younger, working-age population, and the senior share rose only 1.3 points over the decade while the working-age share slipped 1.0 point. Overseas-born residents reach 24.4%, which is 2.8 points above national, a modest international mix. Ancestry leans Anglo-Celtic, led by English (2,256), Irish (938) and Scottish (729), and the top non-English languages are Mandarin (71), Greek (37) and Japanese (28). University qualifications at 50.4% sit 20.3 points above national, consistent with the decile 9 IEO score for education and occupation. Average household size is 2.5, level with national, and couples with children (2,372 families) outnumber couples without children (1,301), reinforcing the family character.
Age Distribution
Bedrooms
Dwelling Structure
72.9%
Houses
5.0%
Townhouse
22.0%
Apartment
Tenure
Tenure is mortgage-weighted: 39.0% carry a mortgage, 34.7% rent and 26.3% own outright, so mortgage holders outnumbering outright owners signals a base of active, recent buyers rather than long-settled wealth. The stock is 72.9% separate houses, 22.0% apartments and 5.0% semi-detached, a detached-dominant profile that supports the family demand. Three-bedroom homes lead at 39.0% with four-plus at 33.7%, leaving smaller one-bedroom dwellings at just 6.8%. The $537,000 median house price stays affordable relative to the 83.5th-percentile household income, which is why both the mortgage-to-income ratio of 22.8% and the rent-to-income ratio of 17.8% sit below stress thresholds. That dual affordability is unusual and stems from house prices being moderate even as incomes run high.
Mortgage / mo
$2,167
Rent / wk
$390
HH Size
2.5
Personal Income / wk
$1,064
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.2%
Unoccupied
165
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
17.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.8%
Couples, no children
5,037
Total families
Economy & Employment
The workforce concentrates in service sectors: Healthcare leads at 19.9% (551 workers), Education follows at 13.9% (385) and Professional/Tech at 13.5% (375), with Public Admin at 8.7% and Construction at 8.0%. By occupation, Professionals (1,281) and Managers (536) dominate, aligning with the decile 9 IEO score. Unemployment is low at 3.8% and the full-time employment rate is 68.6%, while participation reads 64.6%. Real incomes grew 15.0% over the decade. One anomaly stands out: the IER economic-resources score sits at decile 7 against decile 9 on the other three SEIFA indexes, because the 34.7% renter base depresses aggregate household-wealth measures even though earned income reaches the 83.5th percentile.
Unemployment
3.9%
Labour Force
5,515
Unemployed
215
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.6%
Part-time
27.6%
Participation
64.6%
Employed
3,283
Occupations
Top Industries
University
50.4%
Postgraduate
13.1%
Born Overseas
24.4%
Dwellings
2,479
Transport to Work
Car reliance is high at 77.9% of commuters driving, above what a transit-rich inner suburb would show, while only 12.1% use public transport and 4.9% walk or cycle. The suburb earns decile 9 on IRSAD, the upper advantage tier nationally, and decile 9 on IRSD for relative disadvantage, meaning few residents face deprivation. Volunteering runs at 17.2% and only 4.5% (276 people) need daily assistance, consistent with the younger median age of 36. Rent-to-income at 17.8% keeps tenants comfortable and mortgage-to-income at 22.8% does the same for buyers. No schools are recorded inside the 2.68 km2 boundary in this dataset, so families rely on institutions in neighbouring suburbs, a practical trade-off given the residential, detached-house setting.
Drive
77.9%
Public Transport
12.1%
Walk / Cycle
4.9%
Work from Home
N/A
Population Forecast
+0.84%/yr
(+78 people/yr)
EstablishedHolland Park West is an established suburb growing slowly, with annual population growth of 0.84% and a 13.4% rise over the past decade. Overseas migration is the primary driver, adding a net 87 residents a year, while internal migration subtracts a net 52, leaving thin natural expansion. The gentrification reading is mixed: the headline stage is not gentrifying with a score of 5, yet shift indicators flag early signs at 34, because rent growth of 38.6% runs well above the 15.0% real income growth over the same period. That divergence, where rents climb faster than incomes, is the clearest pressure signal here. Affordability stayed stable, easing only slightly from 39.1% in 2011 to 38.3% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+87
Net Internal / yr
-52
Gentrification Signal
Not gentrifying
Population +14% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Holland Park West compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Holland Park West a good suburb to live in?
It scores decile 9 on both IRSAD and IRSD, the upper advantage tier nationally, with household income in the 83.5th percentile. University qualifications reach 50.4%, which is 20.3 points above national. A $537,000 median house price and low 22.8% mortgage-to-income ratio add to the appeal for families.
What is the median house price in Holland Park West?
The median house price is $537,000, more affordable than many inner-Brisbane suburbs. Weekly rent averages $390 and monthly mortgage repayments run about $2,167, giving a mortgage-to-income ratio of 22.8%, below the 30% stress threshold.
What schools are in Holland Park West?
No schools are recorded inside the 2.68 km2 Holland Park West boundary in this dataset, so families rely on schools in neighbouring suburbs. The local population is highly educated, with university qualifications at 50.4%, which is 20.3 points above the national figure.
Is Holland Park West safe?
Detailed crime statistics are not available for Holland Park West in this dataset. As an indirect indicator, the suburb scores decile 9 on the IRSD index of relative disadvantage, near the highest tier, and only 4.5% of its 6,468 residents need daily assistance, both consistent with a low-disadvantage area.
Is Holland Park West good for property investment?
Renters make up 34.7% of households and rent of $390 a week against a $537,000 median gives a healthier yield than dearer markets. Rents rose 38.6% over the period, and overseas migration adds a net 87 residents a year, though the 6.2% vacancy rate reflects some apartment softness.
How is Holland Park West's population changing?
Population growth runs about 0.84% annually, roughly 78 people a year, with a 13.4% rise over 10 years. Overseas migration drives gains, adding a net 87 residents a year, while internal migration removes a net 52. The median age of 36 sits 4.0 years below national.
How much development is happening in Holland Park West?
There were 35 development applications lodged in the past 12 months. Most are building works, dwelling extensions and minor reconfigurations on existing lots rather than large new supply, consistent with an established, detached-house suburb growing at about 0.84% annually.
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.
Explore Holland Park West on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map