QLD4006· Pop. 24,411Brisbane

FORTITUDE VALLEY BC

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Annual growth and vacancy rate are modelled estimates based on long-run state averages. Price and rent use real government data where available. This is not financial advice. See full disclaimer.

Median price

—

no recent data

Rent yield

3.2%

rent real · price estimated

Annual growth

5.7%

modelled estimate

Vacancy rate

1.8%

modelled estimate

AI insights for FORTITUDE VALLEY BC

Investment analysis, risks & comparisons

PREMIUM

FORTITUDE VALLEY BC shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Price figures are estimated — suburb-level data not available for this state. Verify with Domain or REA.

Median rent

$420/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+3.5%

annual shift

Yield × growth index

4.4

combined signal

Net yield (est.)

3.21%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+8.1%

est. compound, long-run avg

10-yr growth (CAGR)

+5.6%

est. compound, long-run avg

Rental demand

57 / 100

Strong demand

Supply pipeline

Est.

1.8%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

No price history available.

Market overview

FORTITUDE VALLEY BC is a metropolitan QLD suburb with steady capital growth momentum and lower rental yield. Strong infrastructure, employment access, and lifestyle amenities support ongoing investment demand.

Highlights

Metro QLD suburb with strong infrastructure and transport
Rental yield 3.2% with stable tenant demand
Consistent annual growth of 5.7%
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,871/wk

$71k taxable p.a.

Renters

75.7%

21.9% owner-occupier

Median age

31.0 yrs

Unemployment

4.1%

Population growth

+2.0% p.a.

Investor-owned

10.0%

of all dwellings (ATO)

Houses

55%

38% apartments

Degree qualified

25.7%

bachelor's or higher (ABS)

Work from home

16.6%

of employed residents (ABS Census)

Median lot size

460 m²

Standard block

Household size

2.5 persons

avg per dwelling (ABS Census)

Short-term rental

8.4%

Active STR market

Market activity

Distance to CBD

18.8 km

Outer suburbs

Days on market

22 days

Fast-moving market

Auction clearance

63.9%

Balanced market

Walkability

2 / 100

Car-dependent

Coastal proximity

18.4 km

Coastal fringe

NBN technology

FTTP

Fastest — full fibre to premises

Population density

2,495/km²

Dense urban

Schools in postcode 4006

🎓3 Secondary📚1 Combined

ACARA 2025

🎓Secondary (3)

Humanitas High School

Independent · Yrs 7-11

ICSEA 1107

Fortitude Valley State Secondary College

Government · Yrs 7-12

ICSEA 1086

Music Industry College

Independent · Yrs 11-12

ICSEA 1067

📚Combined (1)

Angelorum College

Independent · Yrs Prep-10

ICSEA 1083

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

High crime

46/ 100

16.2 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Above average

1086ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Car-dependent

0/ 100

🚆 5 train🚌 51 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Early signs

Early-stage signals only. Watch for rising rents, new café activity, and building application increases as leading indicators.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

none

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

medium

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in FORTITUDE VALLEY BC

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