The Gap
Household income at the 93.2 percentile nationally, paired with a 55.2% university qualification rate that runs 25.1 percentage points above the national average, makes The Gap one of Brisbane's strongest human capital suburbs. Yet the housing stock is overwhelmingly detached (92.2%) across 12.5 square kilometres of low-density bushland, producing a density of just 1,384 per square kilometre, lower than most suburbs at this income level. The mortgage-to-income ratio of 20.2% is one of the lowest in Brisbane's west, suggesting most residents bought in before recent price surges. Zero development applications in the past 12 months confirms what the topography implies: there is almost no room or appetite for densification.
Population
17,318
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$2,573/wk
DAs (12 months)iDevelopment Applications lodged in the past year
46
Median House
$622K
Estimated from rent (2025)
Without reliable median price data, buyers must gauge the market through mortgage repayments: the $2,253 monthly median at a mortgage-to-income ratio of 20.2% indicates most mortgage holders are comfortably servicing their debt, well below the 30% stress threshold. Four-plus bedroom homes dominate at 54.4% of stock, the highest share among comparable Brisbane suburbs, reflecting the family-oriented housing fabric. Three-bedroom homes at 41.8% provide the secondary tier, while one and two bedroom stock together comprise just 3.8%. The 92.2% detached housing share is well above Brisbane's average. Household income at the 93.2 percentile means buyers here are competing with a high-income cohort that can absorb significant price increases.
For Buyers
Without reliable median price data, buyers must gauge the market through mortgage repayments: the $2,253 monthly median at a mortgage-to-income ratio of 20.2% indicates most mortgage holders are comfortably servicing their debt, well below the 30% stress threshold. Four-plus bedroom homes dominate at 54.4% of stock, the highest share among comparable Brisbane suburbs, reflecting the family-oriented housing fabric. Three-bedroom homes at 41.8% provide the secondary tier, while one and two bedroom stock together comprise just 3.8%. The 92.2% detached housing share is well above Brisbane's average. Household income at the 93.2 percentile means buyers here are competing with a high-income cohort that can absorb significant price increases.
For Investors
Renters make up just 15.4% of households, one of the lowest rates in Greater Brisbane, reflecting near-total owner-occupier dominance. Median weekly rent of $490 suggests premium tenant quality, but the shallow rental pool limits scale. The 3.9% vacancy rate sits below the national average. Zero development applications in 12 months means no new supply is entering the pipeline. Population growth of 0.57% annually (103 persons) is modest but steady, driven by overseas migration averaging 215 arrivals per year, partially offset by 38 departures via internal migration. Rent growth of 22.5% over the decade has exceeded what modest population gains alone would justify.
Development Activity
Total DAs
123
Last 12 Months
46
YoY ChangeiYear-over-year change in DA lodgements
+109.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in The Gap iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
The Gap State School
Prep-6 · 565 students
Hilder Road State School
Prep-6 · 434 students
St Peter Chanel Primary School
Prep-6 · 129 students
The Gap State High School
7-12 · 1702 students
Payne Road State School
Prep-6 · 299 students
Demographics
English (7,594), Irish (3,020), Scottish (2,478) and German (1,147) ancestries dominate, producing one of Brisbane's most Anglo-leaning profiles at this income level. Only 25.0% were born overseas, 3.4 percentage points above the national baseline but low for a suburb with 93.2 percentile household income, where migrant professional households typically concentrate. Non-English language counts are minimal: Mandarin (67), French (63) and Afrikaans (57) are the largest groups. The 55.2% university rate is 25.1 points above the national average, the highest among comparable Brisbane suburbs. Couples with children (7,225) outnumber couples without (3,247) by more than 2 to 1, confirming the family-dominant lifecycle.
Age Distribution
Bedrooms
Dwelling Structure
92.2%
Houses
6.9%
Townhouse
0.9%
Apartment
Tenure
Tenure splits at 39.2% outright owners, 45.4% mortgage holders and just 15.4% renters, with the combined 84.6% owner-occupier rate placing The Gap among Brisbane's most owner-dominated suburbs. The 54.4% share of four-plus bedroom homes is exceptional, well above the national average, and reflects a housing fabric purpose-built for larger families. At 92.2% detached houses and just 0.9% apartments, densification has barely registered. Rent-to-income at 19.0% and mortgage-to-income at 20.2% are both well below stress thresholds, consistent with the 93.2 percentile income absorbing housing costs comfortably. The average household size of 2.9 is above the national average, reinforcing the family profile.
Mortgage / mo
$2,253
Rent / wk
$490
HH Size
2.9
Personal Income / wk
$1,038
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.9%
Unoccupied
238
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
21.3%
Couples, no children
15,223
Total families
Economy & Employment
Healthcare (17.7%), Professional/Technical (17.4%) and Education (15.6%) together account for 50.7% of employment, an extraordinarily concentrated white-collar base. Professionals (3,399 workers) outnumber the next largest occupation, Managers (1,514), by more than 2 to 1. Public Administration at 9.3% reflects proximity to Brisbane CBD government departments. Construction at 6.5% is the only blue-collar sector with meaningful representation. The 4.9% unemployment rate runs below the national average. The volunteering rate of 21.8% is well above the national benchmark, typical of high-SEIFA suburbs. SEIFA is not available in the data, but the 93.2 percentile income and 55.2% university rate both indicate the suburb would place in the top deciles.
Unemployment
2.7%
Labour Force
9,775
Unemployed
263
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
31.4%
Participation
62.1%
Employed
8,053
Occupations
Top Industries
University
55.2%
Postgraduate
16.2%
Born Overseas
25.0%
Dwellings
5,898
Transport to Work
Car dependence is high at 80.4% driving to work, with 9.0% using public transport and 4.4% walking or cycling. The suburb has no schools listed in the current dataset, despite the family-heavy population (7,225 couples with children). The 21.8% volunteering rate is well above the national average, reflecting high social capital. Only 4.5% need daily assistance, below the national average and consistent with the relatively young professional demographic. The low density of 1,384 per square kilometre and 12.5 square kilometre area give the suburb a semi-rural feel unusual for a location this close to Brisbane CBD.
Drive
80.4%
Public Transport
9.0%
Walk / Cycle
4.4%
Work from Home
N/A
Population Forecast
+0.57%/yr
(+103 people/yr)
EstablishedPopulation grew 7.2% over the past decade, with the current estimate of 18,230 projected to reach 18,658 by 2031 at 0.57% annually. Overseas migration adds 215 per year, but 38 leave via internal movement, suggesting the suburb attracts international professionals rather than domestic movers. The senior share grew 3.5 percentage points while the working-age share dropped 2.8 points, producing an aging trajectory that could eventually thin the family-buyer pipeline. The gentrification score of 31 with early signs seems misplaced for a suburb at this income level. Real income grew 13.1% over the decade, outpacing inflation and widening the gap with lower-income suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+215
Net Internal / yr
-38
Gentrification Signal
Not gentrifying
Strong overseas inflow +215/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How The Gap compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is The Gap a good suburb to live in?
The Gap suits high-income families wanting detached housing near Brisbane CBD. Household income at the 93.2 percentile and a 55.2% university rate place it in the top tier nationally. The mortgage-to-income ratio of 20.2% is very low. Trade-offs include limited public transport (80.4% car dependence), zero development activity, and an aging demographic trajectory.
What is the median house price in The Gap?
Reliable median house price data is not available for The Gap. Mortgage repayments of $2,253 monthly and weekly rents of $490 indicate a premium market. The mortgage-to-income ratio of 20.2% is well below the 30% stress threshold, suggesting most mortgage holders bought before the latest price cycle. Weekly household income of $2,573 sits at the 93.2 percentile nationally.
What schools are in The Gap?
No schools appear in the current dataset for The Gap. However, the 55.2% university qualification rate, 25.1 percentage points above the national average, indicates high education attainment among adult residents. The 21.8% volunteering rate suggests strong community engagement with local educational institutions in surrounding areas.
Is The Gap safe?
Crime data is not available for The Gap. However, the 93.2 percentile household income, 4.9% unemployment rate, 84.6% owner-occupier share and 21.8% volunteering rate are all strong protective factors that correlate nationally with lower crime rates. Only 15.4% of households rent, and the suburb has an extremely low density of 1,384 per square kilometre.
Is The Gap good for property investment?
The Gap's 15.4% renter share is among Brisbane's lowest, limiting the tenant pool. Weekly rent of $490 and the 3.9% vacancy rate suggest decent quality tenants. Population growth is modest at 0.57% annually (103 persons), and zero DAs in 12 months mean no new supply. The owner-occupier dominance at 84.6% makes this a capital-growth rather than yield market.
How is The Gap's population changing?
Population grew 7.2% over the past decade to 18,230, with projections of 18,658 by 2031. Growth relies on overseas migration (215 per year) offset by 38 annual internal departures. The senior share has grown 3.5 percentage points while the working-age share dropped 2.8 points, consistent with established families aging in place at a median age of 42.
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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