Ashgrove vs The Gap

Ashgrove is the younger of the two, with a median age of 38 against 42 in The Gap. In both, most households own their home and the large majority of homes are detached houses. In Ashgrove, about half of households are couple families. In The Gap, most households are couple families. Houses cost more in Ashgrove: a median of $2.02 million, against $1.42 million in The Gap, though rent is higher in The Gap. Ashgrove is closer to the city centre: 6.1 km, against 10.5 km. On these figures, The Gap tends to suit buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

The Gap

ahead on 4 of the 6 things we measure here

  • carries lower crime risk (22/100 vs 56/100)
  • has more separate houses rather than flats (92% vs 77%)
  • is already more of a family suburb (76% vs 66%)
  • But Ashgrove has more schools rated above their peers (4 vs 1)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

The Gap

ahead on the one thing that separates them

  • has cheaper houses ($1,415,000 vs $2,015,000)

Weighs house prices and mortgage stress.

Renters

Ashgrove

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (27% vs 15%)
  • has cheaper rent ($440/wk vs $490/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Ashgrove

ahead on 3 of the 4 things we measure here

  • sits closer to the CBD (6.1 km vs 10.5 km)
  • is more walkable (92/100 vs 57/100)
  • has a shorter drive in (13 min vs 19 min)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Ashgrove

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (23% vs 8%)
  • has more GPs (6 vs 3)
  • is more walkable (92/100 vs 57/100)
  • But The Gap carries lower crime risk (22/100 vs 56/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

The Gap

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.5% vs 2.7%)

Weighs house yield and population growth.

Where they sit

Ashgrove and The Gap drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Ashgrove The Gap
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Ashgrove The Gap
Walkability 92 / 57
Ashgrove — Walkability: 92/100 The Gap — Walkability: 57/100
Safety 44 / 78
Ashgrove — Safety: 44/100 The Gap — Safety: 78/100
Low fire risk 100 / 100
Ashgrove — Low fire risk: 100/100 The Gap — Low fire risk: 100/100

Demographics

The Gap has more residents (17,318 vs 13,450); Ashgrove has higher household incomes ($149,448 vs $133,796).

Ashgrove The Gap
Population 13,450 17,318
+29% vs other
Population trend (2016 → 2021) +3.2% +3.8%
Median age 38 42
Median household income $149,448/yr
+10% vs other
 $133,796/yr
Median weekly rent $440/wk $490/wk
+11% vs other

Age profile

Share of residents in each band, 2021 Census.

Ashgrove The Gap
0-4 5.1% / 4.9%
Ashgrove — 0-4: 5.1% The Gap — 0-4: 4.9%
5-14 15.7% / 16.3%
Ashgrove — 5-14: 15.7% The Gap — 5-14: 16.3%
15-19 8.7% / 8.1%
Ashgrove — 15-19: 8.7% The Gap — 15-19: 8.1%
20-24 6.7% / 4.5%
Ashgrove — 20-24: 6.7% The Gap — 20-24: 4.5%
25-34 9.9% / 7.2%
Ashgrove — 25-34: 9.9% The Gap — 25-34: 7.2%
35-44 13.6% / 13.7%
Ashgrove — 35-44: 13.6% The Gap — 35-44: 13.7%
45-54 16.9% / 16.4%
Ashgrove — 45-54: 16.9% The Gap — 45-54: 16.4%
55-64 11.5% / 11.6%
Ashgrove — 55-64: 11.5% The Gap — 55-64: 11.6%
65-74 7.2% / 9.3%
Ashgrove — 65-74: 7.2% The Gap — 65-74: 9.3%
75-84 3.4% / 6.1%
Ashgrove — 75-84: 3.4% The Gap — 75-84: 6.1%
85+ 1.4% / 1.9%
Ashgrove — 85+: 1.4% The Gap — 85+: 1.9%

Bars are drawn against the largest share shown (16.9%).

Who lives together

Household composition, 2021 Census.

Ashgrove 54.1% couple families
Ashgrove — Couple Families: 54.1% Ashgrove — Lone Person: 26.6% Ashgrove — One Parent Families: 11.8% Ashgrove — Group Household: 6.2% Ashgrove — Other Families: 1.2%
The Gap 60.0% couple families
The Gap — Couple Families: 60.0% The Gap — Lone Person: 20.8% The Gap — One Parent Families: 15.9% The Gap — Group Household: 2.2% The Gap — Other Families: 1.1%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Ashgrove 27.4% renting
Ashgrove — Owned Outright: 31.5% Ashgrove — Mortgage: 41.2% Ashgrove — Renting: 27.4%
The Gap 15.4% renting
The Gap — Owned Outright: 39.2% The Gap — Mortgage: 45.4% The Gap — Renting: 15.4%
Owned outright Mortgage Renting

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Ashgrove The Gap
England 4.2% / 6.2%
Ashgrove — England: 4.2% The Gap — England: 6.2%
New Zealand 2.4% / 2.8%
Ashgrove — New Zealand: 2.4% The Gap — New Zealand: 2.8%
South Africa 0.9% / 2.5%
Ashgrove — South Africa: 0.9% The Gap — South Africa: 2.5%
India 0.8% / 0.7%
Ashgrove — India: 0.8% The Gap — India: 0.7%
Scotland 0.6% / 0.8%
Ashgrove — Scotland: 0.6% The Gap — Scotland: 0.8%

Bars are drawn against the largest share shown (6.2%).

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Ashgrove The Gap
Bachelor Degree 24.4% / 22.3%
Ashgrove — Bachelor Degree: 24.4% The Gap — Bachelor Degree: 22.3%
Postgraduate Degree 10.5% / 9.3%
Ashgrove — Postgraduate Degree: 10.5% The Gap — Postgraduate Degree: 9.3%
Advanced Diploma / Diploma 6.8% / 8.5%
Ashgrove — Advanced Diploma / Diploma: 6.8% The Gap — Advanced Diploma / Diploma: 8.5%
Certificate III & IV 6.7% / 8.6%
Ashgrove — Certificate III & IV: 6.7% The Gap — Certificate III & IV: 8.6%
Graduate Diploma / Certificate 4.1% / 3.8%
Ashgrove — Graduate Diploma / Certificate: 4.1% The Gap — Graduate Diploma / Certificate: 3.8%

Bars are drawn against the largest share shown (24.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Ashgrove 77.3% houses
Ashgrove — Houses: 77.3% Ashgrove — Flats / Apartments: 20.8% Ashgrove — Townhouses: 1.9%
The Gap 92.0% houses
The Gap — Houses: 92.0% The Gap — Flats / Apartments: 1.2% The Gap — Townhouses: 6.9%
Houses Flats / Apartments Townhouses

Property market

Ashgrove The Gap
Median house price $2,015,000 $1,415,000
Median unit price $895,000 —
Median land price — $1,160,000
Typical days to sell (houses) 23 days
from 160 sales
 22 days
from 204 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Ashgrove The Gap
3 bed $1.65M / $1.28M
Ashgrove — 3 bed: $1.65M (53 sales) The Gap — 3 bed: $1.28M (96 sales)

53 vs 96 sales

4 bed $2.06M / $1.47M
Ashgrove — 4 bed: $2.06M (60 sales) The Gap — 4 bed: $1.47M (122 sales)

60 vs 122 sales

5 bed $2.67M / $1.75M
Ashgrove — 5 bed: $2.67M (44 sales) The Gap — 5 bed: $1.75M (37 sales)

44 vs 37 sales

6 bed $3.25M / $1.76M
Ashgrove — 6 bed: $3.25M (11 sales) The Gap — 6 bed: $1.76M (6 sales)

11 vs 6 sales

Development activity

Ashgrove The Gap
New dwellings approved 9,382
across Brisbane
same for both
Approvals change year on year +9%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Ashgrove The Gap
Houses 2.7%
$1,050/wk on $2.05M
 3.5%
$888/wk on $1.32M
Units 3.4%
$650/wk on $990K
 —

Ranking within QLD

Ashgrove The Gap
House price —
same for both
Income Higher than 96% of QLD —
Schools Higher than 94% of QLD Higher than 52% of QLD
Walkability Higher than 99% of QLD Higher than 88% of QLD
Affordability —
same for both
EV adoption Higher than 99% of QLD Higher than 96% of QLD
NBN connectivity Higher than 85% of QLD Higher than 87% of QLD
Rental yield (houses) Higher than 6% of QLD Higher than 24% of QLD
Rental yield (units) Higher than 11% of QLD —

Liveability

Ashgrove is more walkable (92 vs 57); Ashgrove scores higher overall (89 vs 80).

Ashgrove The Gap
Grade A+ A
Score 89/100 80/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Ashgrove carries more crime risk (56 vs 22).

Ashgrove The Gap
Bushfire None
0/100
same for both
Crime Moderate
56/100
 Low
22/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 5
within 5 km
 3
within 5 km

Schools

Ashgrove The Gap
Inside the suburb 6 5
Rated above peers 4 1
Rated at peers 1 3
Rated below peers 1
same for both
Universities within 10 km 3
Kelvin Grove, 2.9 km
 3
Kelvin Grove, 7.0 km
Full-time students aged 15–24 4.9% 3.1%

Schools in Ashgrove

  • Ashgrove State School Government · Primary above peers
  • Marist College Ashgrove Catholic · Combined above peers
  • Mt St Michael's College Catholic · Combined above peers
  • St Finbarr's School Catholic · Primary above peers
  • Oakleigh State School Government · Primary at peers
  • Mater Dei Catholic Primary School Catholic · Primary below peers

Schools in The Gap

  • The Gap State School Government · Primary above peers
  • Hilder Road State School Government · Primary at peers
  • Payne Road State School Government · Primary at peers
  • The Gap State High School Government · Secondary at peers
  • St Peter Chanel Primary School Catholic · Primary below peers

Amenities in the suburb

Ashgrove The Gap
Supermarkets 3 2
Cafes & restaurants 25 4
Parks & reserves 33 38
Childcare 12 10
GPs 6 3
Pharmacies 3 2
Police stations 0 1
Banks & Bank@Post 4 2
Fuel stations 3
same for both
Waterways 5 11

Mobility

The Gap sits further from the CBD (10.5 km vs 6.1 km).

Ashgrove The Gap
Walkability score 92/100 57/100
Distance to Brisbane 6.1 km 10.5 km
+72% vs other
Drive time (normal traffic) 13 min 19 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 320.5
7-9am + 5-7pm
 317.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.1%
postcode 4060
 2.5%
postcode 4061
Rooftop solar per 100 dwellings 49
postcode 4060
 69
postcode 4061

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Ashgrove The Gap
Car (driver) 49.4% / 51.8%
Ashgrove — Car (driver): 49.4% The Gap — Car (driver): 51.8%
Worked from Home 35.2% / 34.6%
Ashgrove — Worked from Home: 35.2% The Gap — Worked from Home: 34.6%
Bus 5.7% / 6.2%
Ashgrove — Bus: 5.7% The Gap — Bus: 6.2%
Car (passenger) 4.7% / 4.1%
Ashgrove — Car (passenger): 4.7% The Gap — Car (passenger): 4.1%
Walked Only 2.5% / 1.6%
Ashgrove — Walked Only: 2.5% The Gap — Walked Only: 1.6%

Bars are drawn against the largest share shown (51.8%).

Setting

Ashgrove The Gap
Elevation 22 m
above sea level, at the suburb centre
 46 m
above sea level, at the suburb centre
Distance to the ocean 13.5 km
4.6 km to a named beach
 17.7 km

NBN connectivity

Ashgrove The Gap
Connectivity score 75/100 76/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 2%
5,581 premises
 9%
6,708 premises

Climate

Ashgrove The Gap
Annual rainfall 1,032 mm
same for both
Summer max (Jan) 30.5°C
same for both
Winter min (Jul) 8.9°C
same for both

Air quality (annual mean)

Ashgrove The Gap
PM2.5 5.4 µg/m³
same for both
PM10 14.7 µg/m³
same for both
NO₂ —
same for both

Council rates

Ashgrove The Gap
Average residential rate $1,519/yr
same for both
Council Brisbane
same for both

Federal electorate

Ashgrove The Gap
Division Brisbane Ryan
Member Madonna Jarrett Elizabeth Watson-Brown
Party Australian Labor Party The Greens

First Home Owner Grant

Ashgrove The Gap
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Ashgrove

Inner Parks Premium Professionals River

The Gap

Large Blocks Middle-Ring Parks Professionals Quiet River

More comparisons

Other comparisons with Ashgrove

Ashgrove vs Bardon Ashgrove vs Alderley Ashgrove vs Enoggera Ashgrove vs Red Hill Ashgrove vs Newmarket

Other comparisons with The Gap

The Gap vs Bardon The Gap vs Keperra The Gap vs Enoggera The Gap vs Upper Kedron The Gap vs Brookfield
Full data on Ashgrove Full data on The Gap
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Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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