Spring Hill
Sitting against Brisbane's CBD at 5,186 residents per square kilometre, Spring Hill packs 6,593 people into 1.27 square kilometres, and that density explains most of its character. Apartments make up 75.4% of dwellings and 69.3% of residents rent, so the median age of 32 runs 8.0 years below the national figure. The population has climbed 21.9% over the decade and is forecast near 10,098 by 2031, a trajectory driven by overseas migration of 692 a year.
Population
6,593
Median Age
32.0
Household IncomeiMedian weekly household income (ABS Census)
$1,889/wk
DAs (12 months)iDevelopment Applications lodged in the past year
39
Apartments dominate at 75.4%, so most purchases are units rather than land. Two-bedroom dwellings account for 46.1% of stock and one-bedroom or studio types another 30.9%, leaving just 7.7% with four or more bedrooms, which makes this a market for singles and couples rather than families. Monthly mortgage repayments average $1,700, producing a mortgage-to-income ratio of 20.8%, well below the 30% stress threshold. With outright owners at 12.7% against 69.3% renters, buyers here are a small minority, so owner-occupier demand is thin compared with the larger investor and tenant pool.
For Buyers
Apartments dominate at 75.4%, so most purchases are units rather than land. Two-bedroom dwellings account for 46.1% of stock and one-bedroom or studio types another 30.9%, leaving just 7.7% with four or more bedrooms, which makes this a market for singles and couples rather than families. Monthly mortgage repayments average $1,700, producing a mortgage-to-income ratio of 20.8%, well below the 30% stress threshold. With outright owners at 12.7% against 69.3% renters, buyers here are a small minority, so owner-occupier demand is thin compared with the larger investor and tenant pool.
For Investors
The risk sits in supply: the vacancy rate is 12.2%, well above a balanced market, reflecting the 75.4% apartment stock and steady new building. Development activity runs at 34 applications over 12 months, mostly dwelling extensions and commercial change-of-use rather than large new towers. Demand support is real, with net overseas migration adding 692 residents a year, though internal migration removes 131. With population forecast to grow 2.45% annually, the investment case rests on tenant volume and yield rather than scarcity, since oversupply caps near-term rent growth.
Development Activity
Total DAs
168
Last 12 Months
39
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Spring Hill iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
IES College
12 · 17 students
Brisbane Central State School
Prep-6 · 508 students
The Industry School - Brisbane
10-12 · 201 students
Demographics
The median age of 32 is 8.0 years below the national figure, marking a young, mobile resident base, and the turnover rate of 54.4% confirms that more than half of residents had moved within five years. Overseas-born residents reach 52.2%, which is 30.6 points above national and makes the suburb migrant-majority. Ancestry leads with English (1,607) and Irish (658), while Indian (539) ranks among the top groups, and the most common non-English languages are Mandarin (120), Hindi (103) and Portuguese (86). University qualifications at 55.1% run 25.0 points above national, consistent with a young professional intake. Average household size is 2.0, which is 0.5 below national, because couples without children make up 48.7% of families and single-person apartment living is common at this density.
Age Distribution
Bedrooms
Dwelling Structure
15.2%
Houses
9.2%
Townhouse
75.4%
Apartment
Tenure
Tenure is heavily skewed to renting: 69.3% rent, while only 18.0% carry a mortgage and 12.7% own outright. That renter dominance reflects an apartment-heavy stock, with 75.4% of dwellings being units and just 15.2% separate houses, so detached housing is scarce relative to the broader market. Two-bedroom dwellings account for 46.1% and one-bedroom or studios 30.9%, leaving four-plus bedroom homes at only 7.7%. Mortgage-to-income sits at 20.8% and rent-to-income at 21.7%, both below stress thresholds, a comfortable position that follows from incomes in the 70.5th percentile paired with modest unit prices.
Mortgage / mo
$1,700
Rent / wkiMedian weekly rent for new bonds (Mar 2026 quarter), QLD RTA bond data. Census 2021 median: $410.
$850
Bond data Mar 2026 quarter · houses $850 · units $835
HH Size
2.0
Personal Income / wk
$945
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.2%
Unoccupied
379
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
48.7%
Couples, no children
3,180
Total families
Economy & Employment
The workforce concentrates in knowledge and care sectors: Professional/Tech leads at 19.8% (626 workers), Healthcare follows at 14.1% (445) and Hospitality at 11.9% (375), with Admin at 9.0% and Education at 7.6%. By occupation, Professionals dominate at 1,409, well ahead of Labourers (501) and Managers (397), which aligns with the decile 9 IEO score for education and occupation. Unemployment reads 6.9% and the participation rate is 64.7%. One sharp anomaly is the IER score for economic resources at decile 1, against decile 9 for IEO, because the 69.3% renter base and small dwellings depress household-wealth measures even where residents are highly educated. Overall the suburb scores decile 8 on IRSAD, an above-average advantage tier nationally.
Unemployment
5.9%
Labour Force
6,864
Unemployed
407
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.4%
Part-time
30.7%
Participation
64.7%
Employed
3,660
Occupations
Top Industries
University
55.1%
Postgraduate
16.6%
Born Overseas
52.2%
Dwellings
2,710
Transport to Work
Active and public transport dominate here in a way few suburbs match: 41.1% walk or cycle and 13.2% take public transport, while only 40.6% drive, far below the national car reliance, a direct result of sitting 5,186 residents per square kilometre against the CBD. The suburb scores decile 8 on IRSAD, an above-average advantage tier, and decile 5 on IRSD for relative disadvantage, a middling result that reflects the mix of young professionals and lower-wealth renters. Only 2.9% of residents (171 people) need daily assistance, consistent with the median age of 32. No schools are recorded inside the 1.27 square kilometre boundary, so the few families rely on institutions nearby, a practical trade-off for a high-density, apartment-dominant area built more for singles and couples.
Drive
40.6%
Public Transport
13.2%
Walk / Cycle
41.1%
Work from Home
N/A
Population Forecast
+2.45%/yr
(+229 people/yr)
EstablishedSpring Hill is expanding fast for an inner suburb, with population up 21.9% over the decade and an annual growth rate of 2.45%, adding about 229 residents a year. Medium forecasts lift the population from 8,955 toward 10,098 by 2031, so continued expansion is expected. The primary driver is overseas migration at 692 residents a year, which more than offsets net internal outflow of 131. The gentrification stage reads active with a score of 44, supported by signals of accelerating change and a population up 56% since 2011. Affordability improved from 51.5% in 2011 to 42.9% in 2021, though real income growth was negative at -2.5%, so the gains came from rising incomes elsewhere and unit supply rather than local wage growth.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+692
Net Internal / yr
-131
Gentrification Signal
Active
Population +56% since 2011, Net internal outflow -131/yr, Strong overseas inflow +692/yr, Accelerating: 7% → 46%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Spring Hill compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Spring Hill a good suburb to live in?
Spring Hill scores decile 8 on IRSAD, an above-average advantage tier, with household income in the 70.5th percentile and university qualifications at 55.1%, which is 25.0 points above national. It suits young professionals: the median age is 32 and 41.1% walk or cycle to work. The main trade-off is a 12.2% apartment vacancy rate.
What is the median house price in Spring Hill?
Weekly rent averages $410 and monthly mortgage repayments run about $1,700, giving a mortgage-to-income ratio of 20.8%, below the 30% stress threshold.
What schools are in Spring Hill?
No schools are recorded inside the 1.27 square kilometre Spring Hill boundary in this dataset, so the few families rely on schools in neighbouring suburbs. The resident base is young and highly educated, with university qualifications at 55.1%, which is 25.0 points above the national figure.
Is Spring Hill safe?
Detailed crime statistics are not available for Spring Hill in this dataset. As an indirect indicator, the suburb scores decile 5 on the IRSD index of relative disadvantage and decile 8 on IRSAD, while only 2.9% of its 6,593 residents need daily assistance, figures consistent with a moderate-disadvantage inner-city area.
Is Spring Hill good for property investment?
The risk is a 12.2% vacancy rate from heavy apartment supply, though net overseas migration of 692 a year supports ongoing demand.
How is Spring Hill's population changing?
The population grew 21.9% over the decade and rises 2.45% a year, adding about 229 residents. It is forecast to climb from 8,955 toward 10,098 by 2031. Overseas migration of 692 a year is the main driver, offsetting a net internal outflow of 131 and an active gentrification stage scoring 44.
What languages are spoken in Spring Hill?
About 52.2% of residents were born overseas, 30.6 points above the national figure, making Spring Hill migrant-majority. English is dominant, while the most common non-English languages are Mandarin (120 speakers), Hindi (103), Portuguese (86) and Nepali (45), reflecting a young international resident mix.
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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