Carindale
QLDCarindale is a stable suburb in QLD with 16,535 residents.
- SAL code
- 30540
- SA2
- 303011051
- Population
- 16,535
Carindale, QLD had 16,535 residents at the 2021 Census, with the broader statistical area showing a 2.9% growth over the last five years. The predominant age group is 45-54 years, and the median age sits at 43. Households are most often couples with children, and those with a mortgage repay a median of $2,400 a month. Around 81.6% of homes are owner-occupied, with the largest single tenure being owned outright at 45.5%. Most dwellings are separate houses, making up 88.8% of the suburb's housing stock. The suburb has 42 parks and reserves mapped within its boundary. Source: ABS Census 2021 and Estimated Resident Population, with amenity counts from state Open Data and OpenStreetMap.
Suburb analysis
Carindale, QLD at a glance
Carindale sits ~10 km east of Brisbane CBD in Brisbane City Council, anchored by one of the country's biggest Westfields and a settled, high-income house market. Most stock is large-lot houses on quiet, tree-lined streets with an older owner-occupier skew. The data tiles below cover the demographic baseline; this card adds the live market, lifestyle, and council context they don't.
For homebuyers
Carindale feels like a settled middle-ring eastern suburb: detached houses on generous lots, mature street trees, and a strong family/empty-nester mix (median age 43 per Wikipedia 2021 Census, five years above the national median). The headline anchor is Westfield Carindale — 450+ specialty stores, Glasshouse Dining Precinct, a Council library, plus ~6,000 car bays — so day-to-day shopping rarely leaves the suburb. Bulimba Creek Parklands, Whites Hill Reserve and the Pacific Golf Club cover the green/recreation side. Belmont State School and Citipointe Christian College are the recognised local options; there's no government high school inside the suburb (catchments run to Whites Hill State College, Cavendish Road SHS or Mansfield SHS). Buses run frequently along Old Cleveland Road into the Eastern Busway, and the Gateway Motorway is close for north–south runs. In short: a quiet, established eastern-suburbs feel with a major shopping/dining anchor on the doorstep and easy motorway + busway access to the city.
For investors
Carindale is a capital-growth play, not a yield play. Median house sale ~$1.77M with ~$895/week median rent puts gross house yield around 2.6-2.9% (htag.com.au, May 2026). 12-month house growth ~+10.6% (htag.com.au May 2026). Roughly 189 house sales in the past 12 months and ~26-30 days on market (Smart Property Investment / htag 2026) — turnover is steady but stock is held tightly. Vacancy ~1.3% (SQM/htag 2026).
Strengths
- Sustained double-digit house growth (~+10.6% YoY per htag.com.au May 2026) in an established middle-ring location.
- Tight rental market — vacancy ~1.3% supports rent durability.
- Major retail/employment anchor on-suburb (Westfield Carindale, 450+ stores) that few middle-ring competitors can match.
- Quick absorption — ~26-30 days on market on ~189 annual house sales (htag 2026) signals depth of owner-occupier demand.
Trade-offs
- Yield is low — ~2.6-2.9% gross on houses (htag May 2026); not a cashflow strategy.
- Entry price is high — ~$1.77M median house (htag May 2026) limits the buyer pool and constrains LVR-leveraged plays.
- Limited stratified stock — the suburb is dominated by detached houses, so unit/townhouse value-add options are thin.
- City Plan tailored amendment package for Carindale (BCC, consultation from 24 April 2026) could shift density rules around the Westfield centre — worth tracking before committing on a redevelopment thesis.
What's coming
Brisbane City Council is delivering a destination playground at Carindale Recreation Reserve (Bedivere/Cadogan Streets) — final concept early 2026, construction mid-to-late 2026, completion late 2026 — with space-themed play, picnic, fitness and bike-track elements. Council's Tailored Amendment Package for Indooroopilly, Carindale and Nundah major centres opened consultation 24 April 2026 and may reshape density and built-form rules around the Westfield core.
Bottom line
For homebuyers: an established eastern-suburbs lifestyle with a major shopping anchor and easy CBD access. For investors: a capital-growth, low-yield hold with a high entry price and a live council planning amendment to watch.
Population
?16,535
Suburb · Census 2021
5-Year Growth
+2.9%
3yr: +3.8% · 10yr: +6.4%
SA2 · 5yr
Household Income
$2,375/wk
Suburb · Census 2021 median
Median Age
43
Suburb · Census 2021
Socio-Economic Index
?9/10
SA2 · least disadvantaged
Unemployment
?1.7%
SA2 · Q4 2025
Schools
3
3 primary, 1 secondary
Hospitals
No data for this suburb
Childcare services
?6
4 long day, 2 OSHC
Parks & green space
?42
Parks, reserves
Transport stops
?38
GTFS stops
Dwelling approvals
No data for this suburb
Median Weekly Rent
Based on rental bond lodgements recorded by the state government.
Median House Sale Price
state Valuer-General sale price data not yet loaded for QLD
Safety & Crime
2025 Q4Reported incidents from QLD police. Offence rates may not reflect all crime.
Population over time — Carindale (SA2)
ABS publishes annual estimates only at SA2; Carindale suburb alone is ~16,535 (Census 2021).
Source: ABS ERP (latest release · 2025) · Census 2021. Numbers refreshed quarterly.
Growth at a Glance
Population grew from 14,631 to 17,402 over 24 years, averaging 0.7% per year.
Schools
3 in suburbSector
2 public · 1 private
Type
2 primary · 1 K-12
Total enrolment
1,287(2 of 3 reporting)
Avg per school
644
Government school catchment
Catchment data is not yet available for QLD.
Source when available: QLD Department of Education — QSpatial State School Catchment Areas.
Profile
Census snapshot
Housing
Public housing 0.4%Almost entirely detached houses (88.8%), owner-occupied (81.6%), built for families (46% are 4 bed).
Dwelling mix
Tenure
QLD 33%
Number of bedrooms
Bushfire risk
Source: QLD QRA Bushfire Prone Area
As of Apr 2026
Overlap is the percentage of the suburb's land area inside the mapped bushfire polygons. Always verify the exact property address with the relevant authority before making decisions.
Flood risk
Source: QLD Local Government Flood Planning Areas
As of May 2026
Overlap is the percentage of the suburb's land area inside the mapped flood polygons. Always verify the exact property address with the relevant authority before making decisions.
Planning zones
11 zones in suburb| Code | Zone | % covered | Area |
|---|---|---|---|
| LDR | Low Density Residential ZoneResidential | 35.4% | 3.78 km² |
| OS | Open Space Zoneparks | 16.2% | 1.73 km² |
| CN | CNOther | 10.3% | 1.10 km² |
| SR | Sport and Recreation ZoneRecreation | 6.8% | 0.73 km² |
| CF | Community Facilities ZoneSpecial use | 4.0% | 0.43 km² |
| EC | Environmental Conservation ZoneEnvironmental | 2.6% | 0.27 km² |
| MC | Major Centre ZoneBusiness | 1.3% | 0.14 km² |
| MDR | Medium Density Residential ZoneResidential | 0.7% | 0.07 km² |
| EM | Environmental Management ZoneEnvironmental | 0.3% | 0.04 km² |
| MU | Mixed Use Zonemixed-use | 0.2% | 0.02 km² |
| NC | Neighbourhood Centre ZoneBusiness | 0.2% | 0.02 km² |
Source: QLD DSDILGP Local Government Planning Scheme Zones (ZONE_QLD/2026-05-12/be11464ce5af1cd4) · As of May 2026. Zone boundaries are amended periodically; verify the exact property with the relevant council before relying on permitted use.