Woolloongabba
Growing at 3.46% annually with a population surge of 79.6% since 2011, Woolloongabba is Brisbane's most aggressive inner-city transformation story. The 69.5% apartment share, 72.5% renter rate, and 11.3% vacancy rate reveal a suburb built for density and transience, not settled families. Yet residents are highly educated: 57.1% hold university degrees, 27.0 points above the national average, and the SEIFA education-opportunity decile of 10 is the highest possible. The economic resources decile of 1 creates a dramatic 9-decile gap with education, confirming this is a young-professional and student precinct where human capital far outpaces accumulated wealth.
Population
8,687
Median Age
29.0
Household IncomeiMedian weekly household income (ABS Census)
$1,863/wk
DAs (12 months)iDevelopment Applications lodged in the past year
43
Median House
$555K
Estimated from rent (2025)
At an estimated $555,000 median, Woolloongabba is priced accessibly for a CBD-adjacent suburb, but the housing stock is 69.5% apartments and 23.2% of dwellings are studios or one-bedroom units. Mortgage repayments of $2,000/month consume 24.8% of household income, below the stress threshold. However, with 72.5% renting and only 10.3% owning outright, the owner-occupier market is thin. Turnover is extremely high at 51.2%, meaning more than half of residents moved within 5 years. Buyers should expect a market driven by investor supply rather than owner-occupier fundamentals, with competition from dense apartment stock compared to house-dominated outer suburbs.
For Buyers
At an estimated $555,000 median, Woolloongabba is priced accessibly for a CBD-adjacent suburb, but the housing stock is 69.5% apartments and 23.2% of dwellings are studios or one-bedroom units. Mortgage repayments of $2,000/month consume 24.8% of household income, below the stress threshold. However, with 72.5% renting and only 10.3% owning outright, the owner-occupier market is thin. Turnover is extremely high at 51.2%, meaning more than half of residents moved within 5 years. Buyers should expect a market driven by investor supply rather than owner-occupier fundamentals, with competition from dense apartment stock compared to house-dominated outer suburbs.
For Investors
The 72.5% rental rate is among Brisbane's highest, but the 11.3% vacancy rate signals oversupply in the apartment segment. Median rent of $440/week provides moderate yield against a $555,000 entry. The 41 development applications in 12 months include lot reconfigurations and compliance assessments, indicating ongoing densification. Population growth of 3.46% per year (359 persons) is rapid, driven by both overseas migration (+299/year) and positive internal migration (+83/year), a rare double-positive flow. Projections put the 2031 population at approximately 12,287. The high vacancy suggests new builds are outpacing demand absorption compared to supply-constrained inner suburbs.
Development Activity
Total DAs
191
Last 12 Months
43
YoY ChangeiYear-over-year change in DA lodgements
+38.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Woolloongabba iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Buranda State School
Prep-6 · 226 students
Demographics
Woolloongabba's median age of 29 is 11 years below the national average. The 43.0% overseas-born share (21.4 points above national) and Chinese ancestry (1,175) as the third-largest group after English (2,374) and 'Other' (1,442) reflect Brisbane's inner-city internationalism. Mandarin (329 speakers), Cantonese (90), and Korean (78) are the leading non-English languages. University qualifications at 57.1% place the suburb 27.0 points above the national rate. The household size of 2.1 is 0.4 below the national average. The 44.4% couples-without-children share dominates, consistent with young professionals and students rather than family formation.
Age Distribution
Bedrooms
Dwelling Structure
29.8%
Houses
0.7%
Townhouse
69.5%
Apartment
Tenure
Apartments dominate at 69.5%, with separate houses at 29.8% and semi-detached nearly absent at 0.7%. Two-bedroom units make up 46.2%, and studios/one-bedrooms account for 23.2%. The ownership structure is extremely renter-heavy: 72.5% rent versus 17.2% with mortgages and just 10.3% owning outright. Density at 3,479 persons per km2 is roughly 4x the Brisbane average. Rent-to-income at 23.6% and mortgage-to-income at 24.8% both sit below stress levels. The apartment-driven stock means the estimated $555,000 median captures a mix of small units and remaining houses, with detached homes likely commanding significantly higher prices than this blended figure.
Mortgage / mo
$2,000
Rent / wk
$440
HH Size
2.1
Personal Income / wk
$866
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.3%
Unoccupied
439
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
44.4%
Couples, no children
4,198
Total families
Economy & Employment
Healthcare dominates at 21.8% (862 workers), followed by Professional/Tech (13.0%), Education (11.3%), and Hospitality (10.1%), reflecting the suburb's proximity to hospitals and university campuses. Professionals (1,906) vastly outnumber other occupational groups. Unemployment at 7.3% is above the national average, partly a function of the young, mobile population cycling between jobs. The SEIFA IEO decile of 10 versus IER decile of 1 is the widest gap in this dataset: residents have top-tier qualifications but bottom-tier economic resources. The IRSAD decile of 9 suggests overall conditions are advantaged despite the wealth gap.
Unemployment
5.5%
Labour Force
7,188
Unemployed
394
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.3%
Part-time
29.4%
Participation
63.1%
Employed
4,685
Occupations
Top Industries
University
57.1%
Postgraduate
15.5%
Born Overseas
43.0%
Dwellings
3,428
Transport to Work
Buranda State School (Government Primary, ICSEA 1127, 226 students) scores well above the national average of 1000, indicating strong educational outcomes despite the suburb's transient profile. Public transport use at 20.7% is among the highest in this batch, and 17.2% walk or cycle, reflecting genuine inner-city connectivity. Only 57.0% drive, far below the suburban norm. The SEIFA IRSAD decile of 9 places socioeconomic conditions in the top 20% nationally. The 4.3% needing-assistance rate is below the national average, and 17.2% volunteering is moderate. The combination of walkability, transit, and high qualifications creates a livability profile distinct from car-dependent outer suburbs.
Drive
57.0%
Public Transport
20.7%
Walk / Cycle
17.2%
Work from Home
N/A
Population Forecast
+3.46%/yr
(+359 people/yr)
High GrowthAt 3.46% annual growth (359 persons/year), Woolloongabba is the fastest-growing suburb in this batch. Population surged 79.6% since 2011, and projections reach approximately 12,287 by 2031. Both overseas (+299/year) and internal (+83/year) migration are positive, a rare combination. The trajectory is classified as 'Declining young': despite the young median age, the young share fell 3.5 points, meaning the suburb is not retaining its youngest residents as it matures. Real income grew 18.0% over the decade, and affordability improved from 55.2% to 50.7%. The gentrification score of 40 shows early signs of demographic upgrading.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+299
Net Internal / yr
+83
Gentrification Signal
New development
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Woolloongabba compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Woolloongabba a good suburb to live in?
Woolloongabba suits young professionals and students: median age 29, 20.7% use public transport, 17.2% walk or cycle, and SEIFA IRSAD decile is 9. Buranda State School scores ICSEA 1127. The tradeoff is extreme transience (51.2% turnover, 72.5% renters) and 11.3% vacancy rate in the apartment-heavy stock (69.5% apartments). It is a dynamic urban precinct, not a settled residential neighbourhood.
What is the median house price in Woolloongabba?
The estimated median is $555,000 (2025 estimate), reflecting a mix of apartments and remaining houses. Monthly mortgage repayments average approximately $2,000, consuming 24.8% of household income. The 69.5% apartment share means unit prices are well below this blended median, while detached houses command significantly higher prices.
What schools are in Woolloongabba?
Buranda State School (Government Primary, ICSEA 1127, 226 students) is the only school within the suburb, scoring well above the national average of 1000. Its small enrolment reflects the low family population. Secondary schooling requires access to neighbouring suburbs such as Coorparoo or East Brisbane.
Is Woolloongabba safe?
Crime statistics are not available in our current dataset for Woolloongabba. The SEIFA IRSD decile of 7 and IRSAD decile of 9 suggest above-average socioeconomic conditions. However, the 51.2% turnover rate, 72.5% renter share, and nighttime economy (10.1% Hospitality employment) are factors that typically correlate with higher reported crime compared to quieter residential suburbs.
Is Woolloongabba good for property investment?
The 72.5% renter rate provides a deep tenant pool, but the 11.3% vacancy rate signals oversupply in the apartment segment. Median rent of $440/week against a $555,000 entry price provides moderate yield. Population growth of 3.46%/year (359 persons) is very strong, and 41 development applications in 12 months indicate continued supply. The risk is vacancy drag in an already saturated apartment market.
How is Woolloongabba's population changing?
Population grows at 3.46% annually (359 persons/year), the fastest rate in this group. It surged 79.6% since 2011, and projections put it at approximately 12,287 by 2031. Both overseas (+299/year) and internal (+83/year) migration are positive. Real income grew 18.0% over the decade, and the gentrification score of 40 shows early signs of demographic upgrading.
What languages are spoken in Woolloongabba?
With 43.0% born overseas (21.4 points above the national average), Woolloongabba is linguistically diverse. Mandarin (329 speakers) leads, followed by Cantonese (90), Korean (78), Hindi (49), and Portuguese (45). Chinese ancestry (1,175 residents) is the third-largest group overall, reflecting the suburb's role as an inner-city hub for international residents.
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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