If you’re looking at property in Carindale, you’re already considering one of Brisbane’s better-performing middle-ring suburbs. Located just 9km from the Brisbane CBD in QLD 4152, Carindale offers a combination of strong capital growth, low crime, and family-friendly infrastructure that continues to draw buyers across multiple life stages. The suburb’s strategic location and established amenities also make it appealing to those researching opportunities across both residential and commercial property markets.
This guide covers the current data, the honest property picture, and the on-the-ground detail that helps you decide whether Carindale fits your goals as a home buyer or investor.
Key Takeaways
- Location: 9km east of Brisbane CBD; postcode 4152
- Population: 16,535 (2021 Census); stable owner-occupier suburb
- Median House Price: $1,780,000 | 5-year growth of 80.71% (+$795,000)
- Median Unit Price: $915,000 | 5-year growth of 75.96% (+$395,000)
- Days on Market: Houses average 28 days; units average 30 days
- Rental Yield: Houses 2.62%; units 4.26%
- Crime Score: 10/100 (high score = more crime; Carindale scores very low)
- Owner-Occupier Rate: 82% consistently across 2011, 2016, and 2021 Census periods
- Schools Nearby: Belmont State School, Carina State School, Citipointe Christian College
- Lifestyle: Carindale Shopping Centre, Belmont Shooting Complex, access to Gateway Motorway and Old Cleveland Road
Geography
Carindale covers 10.68 square kilometres in Brisbane’s eastern corridor. It borders Carina, Belmont, Mackenzie, and Wishart, and sits between the Gateway Motorway and Old Cleveland Road, which gives residents strong road connectivity in multiple directions.
The suburb is predominantly residential, with a low-density character that reflects its strong owner-occupier base. At the 2021 Census, 82% of residents were owner-occupiers, a figure that has remained steady across every Census period since 2006. That kind of stability tends to translate into well-maintained streets, low rental turnover, and a consistent buyer profile.
Carindale’s most prominent retail anchor is the Carindale Shopping Centre (Westfield Carindale), one of Brisbane’s major regional shopping destinations. That draws commercial traffic, but the residential streets behind the precinct retain a quiet, established feel.
The crime score of 10 out of 100 (where higher scores indicate more crime) places Carindale comfortably in the low-crime category for Brisbane. For families and owner-occupiers, that’s a meaningful signal.
Transport
Carindale is primarily a car-dependent suburb, with the Gateway Motorway and Old Cleveland Road forming the main arterials. The Gateway Motorway gives direct access north toward the airport and south toward Logan, while Old Cleveland Road connects through Carina and Camp Hill toward the CBD.
Public transport in the area relies on bus routes rather than rail. Buyers who need a CBD commute by public transport should factor bus travel times into their assessment. For transport planning, visit translink.com.au.
The suburb’s road access is one of its genuine strengths. For buyers who work at the airport, in the southeastern suburbs, or anywhere accessible via the Gateway corridor, Carindale positions well.
Education
Child Care Centres
There are child care centres within Carindale QLD 4152, giving families a solid range of early learning options:
| Operator | Address |
| Citipointe Childcare | 336 Scrub Road, Carindale QLD 4152 |
| Goodstart Early Learning Carindale | 86 Bridgnorth Street, Carindale QLD 4152 |
| Mother Duck Child Care and Preschool Centre Carindale | 40 Scrub Road, Carindale QLD 4152 |
| Only About Children Carindale | 1 Epala Street, Carindale QLD 4152 |
| PCYC Carindale School Age Care | 27 Narracott Street, Carindale QLD 4152 |
| Citipointe OSHC | 322 Wecker Road, Carindale QLD 4152 |
Schools
There are 3 schools within Carindale QLD 4152:
| School Name | Type | Sector |
| Belmont State School | Primary | Government |
| Carina State School | Primary | Government |
| Citipointe Christian College | Combined | Non-Government |
Citipointe Christian College is a well-regarded combined school operating from primary through secondary levels. Always verify school catchment zones for any specific address before purchasing via the Queensland Government school catchment tool.
Amenities & Community Lifestyle
Westfield Carindale is the suburb’s retail centrepiece, housing major department stores, specialty retail, dining, and a cinema complex. For everyday needs, residents have strong access to supermarkets, medical services, and dining without needing to travel far.
The Carindale area has good access to parks and green space, with Bulimba Creek forming a natural green corridor through parts of the surrounding area. The Belmont Shooting Complex sits nearby along with recreational reserves that serve the broader 4152 postcode.
For healthcare, residents are within reach of several medical centres in the surrounding suburbs, including access to Greenslopes Private Hospital and Princess Alexandra Hospital via the arterial road network.
The suburb attracts a predominantly professional demographic. At the 2021 Census, the top occupations were professionals (34%), managers (17%), and clerical and administrative workers (14%). The top industries of employment were hospitals (5.7%), primary education (3.2%), and takeaway food services (2.8%). That professional and managerial profile aligns with the suburb’s household income data: a median weekly household income of $2,648, up from $2,118 in 2016.
What Properties Are Available in Carindale?
The dwelling structure in Carindale is heavily weighted toward separate houses. At the 2021 Census, 89% of dwellings were separate houses, with townhouses and apartments making up the remaining 11%.
This is worth noting for buyers comparing property types. The unit market in Carindale is a smaller segment, and stock turnover reflects that. The low share of apartments relative to houses means the unit market can see larger percentage swings in days on market and price with each individual transaction.
For houses, the typical Carindale property is a post-war or brick home on a standard suburban block. The suburb has seen consistent renovation activity, and new builds on subdivided lots have added some modern stock to the mix.
The neighbourhood has a low concentration of public and community housing, sitting at 0.63% of dwellings as of the 2021 Census. This is categorised as a negligible amount, which supports the area’s consistently high owner-occupier character.
Is Carindale a Good Suburb to Invest In?
Carindale’s Property Market Performance
The numbers tell a consistent story for Carindale real estate over the medium and long term.
| Houses | Units | |
| Median Price | $1,780,000 | $915,000 |
| 3 mo. Change | 0.37% (+$6,556) | 0.27% (+$2,500) |
| 12 mo. Change | 7.88% (+$130,000) | 1.67% (+$15,000) |
| 3-Yr Change | 35.88% (+$470,000) | 40.77% (+$265,000) |
| 5-Yr Change | 80.71% (+$795,000) | 75.96% (+$395,000) |
| 5-Yr Annual Growth (CAGR) | 12.56% | 11.97% |
| 10-Yr Annual Growth (CAGR) | 8.31% | 6.37% |
| 20-Yr Annual Growth (CAGR) | 6.50% | 6.33% |
| 30-Yr Annual Growth (CAGR) | 7.25% | No Data |
| Median Rent (per week) | $898 | $750 |
| Sales Days on Market | 28 days | 30 days |
| Gross Rental Yield | 2.62% | 4.26% |
The 30-year annual growth rate for houses of 7.25% reflects a market that has compounded steadily across multiple cycles. The 5-year CAGR of 12.56% reflects the stronger performance of the post-2020 Brisbane market. Both figures are worth keeping in context: strong recent growth often moderates, and buyers should assess their own timeline and objectives carefully.
Days on Market
Days on Market is a leading indicator of buyer competition. A lower figure means properties are moving quickly, which signals active demand relative to available stock. The benchmark to watch is 90 days. Properties sitting beyond that point typically face buyer scepticism. Carindale is well below that threshold for both property types.
| Houses | Units | |
| Current Month | 28 days | 30 days |
| 3 mo. Change | +12.00% (+3 days) | +7.14% (+2 days) |
| 12 mo. Change | +40.00% (+8 days) | +100.00% (+15 days) |
| 3-Yr Change | +47.37% (+9 days) | +20.00% (+5 days) |
| 5-Yr Change | -39.13% (-18 days) | -47.37% (-27 days) |
The 5-year improvement across both houses and units is the headline figure here. Houses selling in 18 fewer days than five years ago and units in 27 fewer days reflects a market that has structurally tightened. The 12-month increase in unit days on market warrants watching, though at 30 days, it remains well within healthy territory.
Rental Yield
Median rent in Carindale has grown meaningfully over five years. House rents are up 39.22% to $898 per week, and unit rents are up 56.25% to $750 per week. That rental growth confirms demand has kept pace with the broader price appreciation.
Gross rental yield for units at 4.26% is the more attractive figure for investors focused on cashflow. House yields at 2.62% reflect the premium entry price, with the trade-off being the stronger capital growth story embedded in the long-term CAGR data.
The vacancy rate sits at 1.36%, with 19 vacancies recorded. A healthy vacancy rate benchmark is around 3%. Carindale’s figure is well below that, indicating a rental market where tenants are competing for available properties. The 5-year change in vacancies of -26.92% (-7 vacancies) and the 3-year change of -53.66% (-22 vacancies) both point toward a market where rental demand has been strengthening consistently.
What Are the Best Pockets in Carindale?
Carindale is a reasonably uniform suburb in terms of its residential character, but some pockets carry distinct advantages.
| Area | Why It Matters |
| Properties near Westfield Carindale | Walkable retail access, strong tenant appeal for investors |
| Quieter northern residential streets toward Carina | Lower traffic exposure, established owner-occupier streets |
| Properties near Belmont State School and Carina State School catchments | School catchment proximity supports family buyer demand |
| Properties close to Old Cleveland Road | Bus access, but worth checking for road noise |
For houses on larger lots, southern Carindale streets closer to Mackenzie and Wishart tend to offer good value comparisons. Buyers should check individual flood overlays for any properties near Bulimba Creek corridors via the Brisbane City Council flood awareness map.
Key Demographics Over Time
| 2006 | 2011 | 2016 | 2021 | |
| Population | 15,135 | 15,577 | 15,740 | 16,535 |
| Median Weekly Household Income | $1,620 | $1,957 | $2,118 | $2,375 |
| Median Monthly Mortgage Repayments | $1,600 | $2,058 | $2,167 | $2,400 |
| % Owner Occupier | 82% | 82% | 83% | 82% |
| % Renter | 18% | 18% | 17% | 18% |
| Total Dwellings | 5,183 | 5,486 | 5,665 | 6,058 |
| Avg. People per Household | 3.0 | 2.9 | 2.9 | 2.8 |
The consistency of the owner-occupier rate across every Census period is a notable feature of this suburb. An 82% owner-occupier rate is among the higher readings for Brisbane middle-ring suburbs and reflects the family-oriented, established character of the area. Population growth has been steady rather than dramatic, which supports price stability over the long term.
The IRSAD (Index of Relative Socio-Economic Advantage and Disadvantage) score for Carindale has consistently tracked at the 10th decile across the 2006, 2011, 2016, and 2021 Census periods. A decile score of 10 indicates the area sits in the top 10% of socio-economic advantage nationally. This has remained stable, which confirms the suburb’s demographic profile has not shifted materially across generations.
Buyers Agent Carindale: What to Check Before You Buy
Before making an offer on any property in Carindale, work through this checklist:
- Flood overlay check: Verify the specific address via the Brisbane City Council flood awareness map, particularly for properties near Bulimba Creek.
- School catchment confirmation: Verify your preferred catchment zone via the Queensland Government school search tool before purchasing.
- Property type alignment: Confirm whether a house or unit suits your objective. Units offer higher gross yield (4.26%); houses have the stronger 30-year capital growth track record.
- Road and traffic noise: Check proximity to Old Cleveland Road and the Gateway Motorway on-ramps.
- Unit body corporate: Review sinking fund, levies, and building age carefully for any unit purchase.
- Building and pest inspection: Commission one for any post-war or older brick home
- DA activity nearby: Check any recent development applications for large lots adjacent to your target property.
- Transport access: Bus route frequency and stop proximity matters for non-driving household members; check translink.com.au.
How Streamline Property Buyers Can Help You Secure a Carindale Property
Carindale is a market where the difference between a well-positioned purchase and a costly misstep often comes down to knowing which pocket to prioritise, which property type suits your goals, and which buildings or blocks to avoid. With houses selling in an average of 28 days and a SOM% of just 0.41%, the best properties in Carindale move quickly and with limited negotiation room.
At Streamline Property Buyers, we work exclusively for buyers across Brisbane. We work across on-market and off-market opportunities, and commercial property options in Carindale QLD, negotiate on your behalf, and complete the due diligence that protects your position. Whether you’re buying real estate in Carindale as a family home or as an investment property, our team is ready to help you move with clarity and confidence.
Carindale QLD 4152 | Data as at May 2026
Property data sourced from SuburbsFinder Ltd (ABN 34 687 487 921) on behalf of PropTrack Pty Ltd (ABN 43 127 386 298), May 2026. Demographics data from the Australian Bureau of Statistics, 2021 Census. This profile is provided for general information purposes only and does not constitute financial, investment, or legal advice. Past performance is not indicative of future results. Buyers should conduct their own independent due diligence before making property decisions.
Connect with us today
To book a FREE discovery call ~ Click Here
Follow us on LinkedIn | YouTube | Instagram | TikTok
Tune into our podcast ~ Brisbane Property Podcast
