Kenmore
Household income at the 92nd percentile ($2,491/week) combined with SEIFA decile 10 across all four indices makes Kenmore one of Brisbane's most consistently advantaged suburbs, without the volatile renter dynamics of inner-city counterparts. University qualifications at 60.3% run 30.2 percentage points above the national average, the highest gap in this batch. The mortgage belt profile is clear: 46.3% hold mortgages and 36.4% own outright, with only 17.3% renting, well below half the national renter share. Detached houses dominate at 92.0%, and 58.6% of homes have four or more bedrooms, a stock profile built for established families.
Population
9,675
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,491/wk
DAs (12 months)iDevelopment Applications lodged in the past year
53
Detached houses at 92.0% and four-bedroom-plus homes at 58.6% set Kenmore apart as a family-oriented market. Three-bedrooms at 37.8% round out the stock, with apartments (1.4%) and semi-detached (6.6%) negligible. Monthly mortgage repayments of $2,200 produce a mortgage-to-income ratio of just 20.4%, well below the stress threshold and lower than most comparable suburbs. Ownership at 82.7% combined (36.4% outright + 46.3% mortgage) reflects deep owner-occupier commitment. Residential stability at 79.1% means four in five stayed at the same address.
For Buyers
Detached houses at 92.0% and four-bedroom-plus homes at 58.6% set Kenmore apart as a family-oriented market. Three-bedrooms at 37.8% round out the stock, with apartments (1.4%) and semi-detached (6.6%) negligible. Monthly mortgage repayments of $2,200 produce a mortgage-to-income ratio of just 20.4%, well below the stress threshold and lower than most comparable suburbs. Ownership at 82.7% combined (36.4% outright + 46.3% mortgage) reflects deep owner-occupier commitment. Residential stability at 79.1% means four in five stayed at the same address.
For Investors
With only 17.3% renting, Kenmore offers one of Brisbane's thinnest tenant pools, well below the national average. The tight 4.0% vacancy rate compensates with low supply risk. However, the dominant owner-occupier market means fewer rental properties trade, limiting portfolio scale opportunities. With 44 DAs in 12 months, development activity is moderate. Net overseas migration of 129 per year and net internal outflow of 11 per year produce slow but steady demand growth.
Development Activity
Total DAs
155
Last 12 Months
53
YoY ChangeiYear-over-year change in DA lodgements
+60.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kenmore iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Kenmore South State School
Prep-6 · 684 students
Kenmore State School
Prep-6 · 520 students
Our Lady of the Rosary School
Prep-6 · 221 students
Kenmore State High School
7-12 · 1973 students
Demographics
University qualifications at 60.3% are 30.2 points above national, the highest premium in this batch, consistent with IEO decile 10. English ancestry leads at 3,822, with Irish (1,382), Scottish (1,181) and Chinese (696) following. The 33.7% born overseas is 12.1 points above the national average, moderate by Brisbane standards. Mandarin (168), Korean (61) and Cantonese (42) lead non-English languages. Average household size of 2.8 exceeds the national 2.5, reflecting the family structure where couples with children dominate. The volunteering rate of 22.2% is well above the national average, consistent with established community engagement in affluent areas.
Age Distribution
Bedrooms
Dwelling Structure
92.0%
Houses
6.6%
Townhouse
1.4%
Apartment
Tenure
Ownership is overwhelmingly dominant: 36.4% own outright and 46.3% hold mortgages, with renters at just 17.3%, roughly half the national average. Detached houses at 92.0% with four-bedroom-plus homes at 58.6% create a family-sized stock profile. Semi-detached at 6.6% and apartments at 1.4% are minimal alternatives. The mortgage-to-income ratio of 20.4% and rent-to-income of 20.6% both sit well below stress thresholds, confirming affordability relative to the area's high incomes.
Mortgage / mo
$2,200
Rent / wkiMedian weekly rent for new bonds (Mar 2026 quarter), QLD RTA bond data. Census 2021 median: $513.
$760
Bond data Mar 2026 quarter · houses $760
HH Size
2.8
Personal Income / wk
$1,034
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.0%
Unoccupied
140
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.4%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
20.5%
Couples, no children
8,539
Total families
Economy & Employment
Healthcare (17.3%, 667), Education (17.0%, 656) and Professional/Tech (16.7%, 642) each claim roughly equal shares, a knowledge-economy trifecta consistent with IEO decile 10. Public Admin at 7.9% and Construction at 6.4% follow. Professionals form the largest occupation at 1,958, with Managers at 818, confirming a white-collar dominant workforce. The unemployment rate of 5.2% and participation at 62.1% are near national averages. The full-time rate of 63.7% is slightly lower than typical, possibly reflecting the higher part-time share common in dual-income professional households with children.
Unemployment
2.0%
Labour Force
3,600
Unemployed
72
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.7%
Part-time
31.1%
Participation
62.1%
Employed
4,434
Occupations
Top Industries
University
60.3%
Postgraduate
20.9%
Born Overseas
33.7%
Dwellings
3,381
Transport to Work
Car dependency is high at 83.1%, with public transport at 6.7% and walking/cycling at 4.7%. Four schools serve the suburb, all well above the national ICSEA benchmark: Kenmore South State School (1,170, 684 students), Kenmore State School (1,158, 520 students), Our Lady of the Rosary (1,126, 221 students) and Kenmore State High School (1,110, 1,973 students). The school cluster quality, with ICSEA scores ranging 110-170 points above the 1,000 baseline, is a major draw for families. IRSAD decile 10 and IRSD decile 10 confirm top-tier socio-economic conditions.
Drive
83.1%
Public Transport
6.7%
Walk / Cycle
4.7%
Work from Home
N/A
Population Forecast
+0.86%/yr
(+87 people/yr)
EstablishedPopulation growth averages 0.86% per year (87 persons), slow by Brisbane standards. The 11.2% population increase over the decade is below the national average. Net overseas migration of 129 per year is the primary driver, with internal migration at negative 11, meaning a slow trickle outward. The medium forecast projects 10,571 by 2031, up from 10,134 in 2026. The gentrification score of 20 shows early signs: population grew 15% since 2011 and growth is accelerating from 4% to 11%. Affordability improved, with the housing cost ratio dropping from 55.5% to 49.4%.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+129
Net Internal / yr
-11
Gentrification Signal
Early signs
Population +15% since 2011, Accelerating: 4% → 11%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Kenmore compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kenmore a good suburb to live in?
Kenmore ranks IRSAD decile 10, the highest nationally, with 60.3% university-qualified (30.2 points above average). All 4 local schools sit 110-170 points above the ICSEA benchmark. Mortgage stress at 20.4% is very low, and 79.1% residential stability reflects a settled community. The tradeoff is car dependency at 83.1% and slow growth.
What is the median house price in Kenmore?
Weekly rent is $513 (2021 Census) and monthly mortgage repayments sit at $2,200. At the 92nd household income percentile, the mortgage-to-income ratio of 20.4% is well below stress levels, making Kenmore financially comfortable compared to suburbs with similar socio-economic profiles.
What schools are in Kenmore?
Kenmore has 4 schools, all above the national ICSEA benchmark. Kenmore South State School (ICSEA 1,170, 684 students) and Kenmore State School (ICSEA 1,158, 520 students) are government primaries. Our Lady of the Rosary (ICSEA 1,126, 221 students) is Catholic. Kenmore State High School (ICSEA 1,110, 1,973 students) provides secondary education.
Is Kenmore safe?
Crime data is not available for Kenmore in the current dataset. The IRSD decile 10 indicates the lowest possible disadvantage nationally. The 4.2% needing-assistance rate is below average, and the 22.2% volunteering rate is well above the national norm. IRSAD decile 10 confirms top-tier socio-economic conditions across all measures.
Is Kenmore good for property investment?
With only 17.3% renting, the tenant pool is thin compared to the national average. However, the owner-occupier dominated market (82.7% combined ownership) limits rental stock availability. Growth of 0.86% per year is slow, suggesting capital gains will track broader Brisbane trends.
How is Kenmore's population changing?
Growth is slow at 0.86% per year (87 people), with population up 11.2% over the decade, below the national average. Overseas migration of 129 per year drives growth, offset by a slight internal outflow of 11 per year. The medium forecast projects 10,571 by 2031. The median age of 40 sits at the national baseline.
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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