QLD4113Brisbane

FRUITGROVE

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Liveability score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

Real

$930,000

Verified research · 2026

Rent yield

Real

2.3%

computed from govt data

Annual growth

Real

7.5%

annualised from govt data

Vacancy rate

Est.

1.5%

modelled estimate

AI insights for FRUITGROVE

Investment analysis, risks & comparisons

PREMIUM

FRUITGROVE 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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A shareable, printable analysis of FRUITGROVE — investment outlook, liveability, risks & who it suits.

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Side-by-side on price, yield, growth, schools, safety & more.

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Median price sourced from Verified research · 2026 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$410/wk

QLD RTA Bond Stats · Mar 2026

Demand change

+6.2%

annual shift

Yield × growth index

4.9

combined signal

Net yield (est.)

2.56%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+7.7%

est. compound, long-run avg

10-yr growth (CAGR)

+6.2%

est. compound, long-run avg

Rental demand

71 / 100

Very high rental demand

Supply pipeline

Real

2.2%

new dwellings approved / stock · ABS 2024-25

Moderate supply

5-year price history

No price history available.

Source: Verified research · 2026 · all sources

Market overview

FRUITGROVE is a metropolitan QLD suburb with strong 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 2.3% with stable tenant demand
High annual growth of 7.5% — outperforming state average
Access to national transport network and amenities

Risk factors

High entry price may limit buyer pool
Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,823/wk

$95k taxable p.a.

Renters

35.6%

61.1% owner-occupier

Median age

35.0 yrs

Unemployment

2.3%

Population growth

+5.8% p.a.

Investor-owned

15.0%

of all dwellings (ATO)

Houses

59%

31% apartments

Degree qualified

37.5%

bachelor's or higher (ABS)

Work from home

19.4%

of employed residents (ABS Census)

Median lot size

520 m²

Standard block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

18.3%

High Airbnb activity

Market activity

Distance to CBD

14.4 km

Middle ring

Days on market

36 days

Normal turnover

Auction clearance

59.0%

Balanced market

Walkability

44 / 100

Very walkable

Coastal proximity

8.0 km

Near coast

NBN technology

FTTN

Standard — fibre to node

Population density

3,270/km²

Dense urban

Schools in postcode 4113

🏫3 Primary🎓1 Secondary

ACARA 2025

🏫Primary (3)

Warrigal Road State School

Government · Yrs Prep-6 · Major Cities

ICSEA 1085(80%)

1,159 students15:1 student–teacher47% girls35% top SEA quarter

Runcorn Heights State School

Government · Yrs Prep-6 · Major Cities

ICSEA 1028(59%)

553 students14:1 student–teacher46% girls18% top SEA quarter

Eight Mile Plains State School

Government · Yrs Prep-6 · Major Cities

ICSEA 1023(57%)

324 students15:1 student–teacher48% girls18% top SEA quarter

🎓Secondary (1)

Runcorn State High School

Government · Yrs 7-12 · Major Cities

ICSEA 973(35%)

838 students10:1 student–teacher49% girls7% top SEA quarter

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

Moderate

78/ 100

6.5 offences / 100 persons

Source: QLD Police · 2024-25

School quality

Average

1027ICSEA · national avg 1000

4 schools in postcode area

Source: ACARA My School 2025

Transit access

Good

44/ 100

🚆 3 train🚌 37 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

medium

Source: State GIS flood zone data

🔥

Bushfire risk

none

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

high

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

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