Kelvin Grove
Two-thirds of Kelvin Grove residents rent and 62.2% of dwellings are apartments, but university education reaches 60.8% (31pp above the national average), making this Brisbane's densest knowledge-economy suburb. The median age of 28, which is 12 years below the national median, reflects the QUT Kelvin Grove campus effect. Population growth of 2.13% per year (267 persons) is the fastest in this cohort, driven by 598 net overseas migrants annually. The SEIFA profile reveals a striking split: IEO decile 10 (top education) but IER decile 1 (lowest economic resources), capturing the student-to-early-career lifecycle perfectly.
Population
7,909
Median Age
28.0
Household IncomeiMedian weekly household income (ABS Census)
$1,670/wk
DAs (12 months)iDevelopment Applications lodged in the past year
26
Median House
$525K
Estimated from rent (2025)
The estimated median of $525,000 (rent-derived) reflects the apartment-heavy stock pulling down the blended figure. Houses at 31.4% carry significantly higher individual prices than the unit median. The bedroom mix skews small: 26.9% are studios/1-bed and 35.7% are 2-bedroom, while 4-plus bedroom houses at 13.7% serve a niche family market. Mortgage-to-income at 27.7% is below the stress threshold. With only 13.1% owning outright and 20.9% on mortgages, the owner-occupier base is thin. Kelvin Grove State College (ICSEA 1,135, 3,617 students) is one of Brisbane's top government schools.
For Buyers
The estimated median of $525,000 (rent-derived) reflects the apartment-heavy stock pulling down the blended figure. Houses at 31.4% carry significantly higher individual prices than the unit median. The bedroom mix skews small: 26.9% are studios/1-bed and 35.7% are 2-bedroom, while 4-plus bedroom houses at 13.7% serve a niche family market. Mortgage-to-income at 27.7% is below the stress threshold. With only 13.1% owning outright and 20.9% on mortgages, the owner-occupier base is thin. Kelvin Grove State College (ICSEA 1,135, 3,617 students) is one of Brisbane's top government schools.
For Investors
The 66.0% renter share is the highest in this cohort, and the 10.5% vacancy rate is also the highest, creating a high-volume but leaky tenant market. Weekly rent of $400 against a $525,000 median implies 4.0% gross yield. Population growth of 2.13% per year and 25 development applications add demand, though the COVID recovery (+17.3% from a 6.6% dip) shows volatility. Net internal migration is negative (-99/year), offset by massive overseas inflow (598/year, largely students). The gentrification score of 37 (early signs) suggests demographic upgrading as post-graduates stay.
Development Activity
Total DAs
103
Last 12 Months
26
YoY ChangeiYear-over-year change in DA lodgements
+44.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kelvin Grove iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Compass Independent School
Prep-7 · 47 students
Kelvin Grove State College
Prep-12 · 3617 students
Queensland Academy for Creative Industries
10-12 · 436 students
Demographics
The median age of 28 is 12 years below the national median, the largest negative gap in this data set. Chinese ancestry (899) ranks third behind English (2,266) and a large unspecified group (1,489). Mandarin (263 speakers) leads non-English languages, followed by Arabic (75), Cantonese (63), Hindi (44), and Korean (38). At 42.8% born overseas (21pp above national), the population is heavily international. The 48.4% turnover rate is the highest in this cohort, meaning roughly half the suburb's residents change every year, driven by the student cycle.
Age Distribution
Bedrooms
Dwelling Structure
31.4%
Houses
6.4%
Townhouse
62.2%
Apartment
Tenure
No historical price series is available, so the $525,000 median is rent-derived. Apartments dominate at 62.2%, houses at 31.4%, and semi-detached at 6.4%. Renters at 66.0% vastly outnumber owners (13.1% outright, 20.9% mortgage). The 26.9% studio/1-bed share and 35.7% 2-bedroom indicate a stock built for singles and couples, not families. Rent-to-income at 24.0% and mortgage-to-income at 27.7% are both manageable, reflecting the dual effect of moderate rents and moderate incomes. Average household size of 2.3 is below the national average.
Mortgage / mo
$2,000
Rent / wk
$400
HH Size
2.3
Personal Income / wk
$757
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.5%
Unoccupied
372
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.7%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.9%
Couples, no children
4,610
Total families
Economy & Employment
Healthcare (18.1%, 594 workers), Professional/Tech (16.3%, 537), and Education (13.9%, 456) form the top 3, reflecting the suburb's health precinct and university nexus. Hospitality (8.1%, 266) captures the student economy. Professionals (1,615) account for over 40% of workers. However, unemployment at 9.0% is nearly double the national average, driven by students in part-time work search. The participation rate of 63.4% and the 1,756 not in the labour force include full-time students. SEIFA IEO decile 10 and IER decile 1 create the widest gap in this data set, a 9-decile spread between education and resources.
Unemployment
5.0%
Labour Force
8,155
Unemployed
404
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.7%
Part-time
32.3%
Participation
63.4%
Employed
3,953
Occupations
Top Industries
University
60.8%
Postgraduate
20.4%
Born Overseas
42.8%
Dwellings
3,149
Transport to Work
Three schools operate locally, all scoring above the ICSEA benchmark: Kelvin Grove State College (Combined, Government, ICSEA 1,135, 3,617 students) is one of Brisbane's largest and highest-performing government schools. Queensland Academy for Creative Industries (Secondary, Government, ICSEA 1,128, 436 students) and Compass Independent School (Combined, ICSEA 1,157, 47 students) complete the set. Public transport at 20.2% is the highest in this cohort, and walking/cycling at 16.5% reflects inner-city connectivity. Car usage at 57.4% is the lowest in this data set.
Drive
57.4%
Public Transport
20.2%
Walk / Cycle
16.5%
Work from Home
N/A
Population Forecast
+2.13%/yr
(+267 people/yr)
EstablishedPopulation is forecast to reach 13,896 by 2031, growing at 2.13% annually (267 persons/year) from a 2025 base of 12,531, well above the national average suburban growth rate. This is the fastest growth rate in the cohort. Overseas migration (598 net/year) drives nearly all growth, while internal migration is negative (-99/year). The suburb fully recovered from a 6.6% COVID dip, bouncing back 17.3%. The population has grown 51% since 2011. Gentrification score of 37 (early signs) reflects affordability improving from 63.3% to 51.0% rent-to-income, and real incomes growing 7.7% over the decade.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+598
Net Internal / yr
-99
Gentrification Signal
Early signs
Population +51% since 2011, Strong overseas inflow +598/yr, COVID recovered (-7% dip → full recovery)
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kelvin Grove compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kelvin Grove a good suburb to live in?
Kelvin Grove suits students and young professionals, with 60.8% university-educated residents, 20.2% using public transport (highest in this cohort), and schools scoring above ICSEA 1,128. The trade-off is a 10.5% vacancy rate, 66% renter share, and 48.4% annual turnover, making it a transient community.
What is the median house price in Kelvin Grove?
The estimated median is $525,000 (rent-derived, 2025), reflecting 62.2% apartment stock. Weekly rent averages $400, and mortgage-to-income at 27.7% is below the 30% stress threshold. The house vs apartment price gap is significant in this mixed-stock suburb.
What schools are in Kelvin Grove?
Kelvin Grove has 3 schools, all above the ICSEA benchmark: Kelvin Grove State College (Combined, Government, ICSEA 1,135, 3,617 students), Queensland Academy for Creative Industries (Secondary, ICSEA 1,128, 436 students), and Compass Independent School (Combined, ICSEA 1,157, 47 students).
Is Kelvin Grove safe?
Crime data is not available for Kelvin Grove in the current dataset. The high turnover rate (48.4% annual) and 9.0% unemployment are risk factors, but the SEIFA IRSD decile of 5 (mid-range) and the inner-city location with university security presence provide counterbalance.
Is Kelvin Grove good for property investment?
The 66.0% renter share provides the deepest tenant pool in this cohort, with 4.0% implied gross yield ($400/week on $525,000). Population growth of 2.13% per year is the fastest in this data set. However, the 10.5% vacancy rate is the highest, and overseas student dependency creates enrolment-cycle volatility.
How is Kelvin Grove's population changing?
Population grows at 2.13% annually (267 persons/year), the fastest in this cohort, forecast to reach 13,896 by 2031. Overseas migration (598 net/year) is the engine, while 99 people leave internally each year. The population has grown 51% since 2011, recovering fully from a 6.6% COVID dip.
What languages are spoken in Kelvin Grove?
Mandarin leads with 263 speakers, followed by Arabic (75), Cantonese (63), Hindi (44), and Korean (38). Over 42.8% of residents were born overseas, 21 percentage points above the national average, driven by the QUT international student population.
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 Kelvin Grove on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map