Bowen Hills vs Fortitude Valley

In both, the large majority of households rent, the large majority of homes are flats or apartments, and most households are people living alone. Fortitude Valley is closer to the city centre: 2 km, against 5.1 km.

Fortitude Valley is roughly twice the size of Bowen Hills at 9,708 people compared to 4,898, and sits much closer to the CBD at 2.0 km versus 5.1 km. Both are highly walkable inner-city neighbourhoods with walkability scores of 94 and 99 respectively, though Fortitude Valley edges ahead on liveability (69 versus 64). Bowen Hills offers a slightly higher rental yield at 5.2 percent, while Fortitude Valley commands marginally higher household incomes at $86,216 annually. The suburbs are comparable on age, rent, and socio-economic standing, making the choice largely about whether you prefer a smaller, quieter pocket or a larger, more central location.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Fortitude Valley

ahead on the one thing that separates them

  • has more schools inside the suburb (6 vs 0)

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

First-home buyers

Fortitude Valley

ahead on the one thing that separates them

  • has cheaper houses ($745,000 vs $2,200,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Bowen Hills gets more of its commuters onto trains and trams (14% vs 8%)
  • Fortitude Valley sits closer to the CBD (2 km vs 5.1 km)

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

Downsizers and retirees

Fortitude Valley

ahead on the one thing that separates them

  • has more GPs (5 vs 2)

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

Investors

Bowen Hills

ahead on 2 of the 2 things we measure here

  • is growing faster (51.8% vs 39.1%)
  • returns a higher gross yield on units (5.6% vs 5.1%)

Weighs unit yield and population growth.

Where they sit

Bowen Hills and Fortitude Valley drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Bowen Hills Fortitude Valley
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.

Bowen Hills Fortitude Valley
Walkability 94 / 99
Bowen Hills — Walkability: 94/100 Fortitude Valley — Walkability: 99/100
Safety 9 / 3
Bowen Hills — Safety: 9/100 Fortitude Valley — Safety: 3/100
Low fire risk 100 / 100
Bowen Hills — Low fire risk: 100/100 Fortitude Valley — Low fire risk: 100/100

Demographics

Fortitude Valley has more residents (9,708 vs 4,898).

Bowen Hills Fortitude Valley
Population 4,898 9,708
+98% vs other
Population trend (2016 → 2021) +51.8% +39.1%
Median age 30 31
Median household income $80,652/yr $86,216/yr
+7% vs other
Median weekly rent $390/wk $400/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Bowen Hills Fortitude Valley
0-4 2.2% / 2.1%
Bowen Hills — 0-4: 2.2% Fortitude Valley — 0-4: 2.1%
5-14 2.3% / 2.2%
Bowen Hills — 5-14: 2.3% Fortitude Valley — 5-14: 2.2%
15-19 2.5% / 2.0%
Bowen Hills — 15-19: 2.5% Fortitude Valley — 15-19: 2.0%
20-24 18.1% / 15.1%
Bowen Hills — 20-24: 18.1% Fortitude Valley — 20-24: 15.1%
25-34 40.9% / 40.6%
Bowen Hills — 25-34: 40.9% Fortitude Valley — 25-34: 40.6%
35-44 16.5% / 18.6%
Bowen Hills — 35-44: 16.5% Fortitude Valley — 35-44: 18.6%
45-54 8.0% / 9.3%
Bowen Hills — 45-54: 8.0% Fortitude Valley — 45-54: 9.3%
55-64 5.3% / 5.4%
Bowen Hills — 55-64: 5.3% Fortitude Valley — 55-64: 5.4%
65-74 2.8% / 2.7%
Bowen Hills — 65-74: 2.8% Fortitude Valley — 65-74: 2.7%
75-84 1.1% / 1.2%
Bowen Hills — 75-84: 1.1% Fortitude Valley — 75-84: 1.2%
85+ 0.2% / 0.7%
Bowen Hills — 85+: 0.2% Fortitude Valley — 85+: 0.7%

Bars are drawn against the largest share shown (40.9%).

Who lives together

Household composition, 2021 Census.

Bowen Hills 68.3% lone person
Bowen Hills — Lone Person: 68.3% Bowen Hills — Group Household: 17.4% Bowen Hills — Couple Families: 7.4% Bowen Hills — One Parent Families: 4.6% Bowen Hills — Other Families: 2.3%
Fortitude Valley 68.7% lone person
Fortitude Valley — Lone Person: 68.7% Fortitude Valley — Group Household: 17.8% Fortitude Valley — Couple Families: 7.4% Fortitude Valley — One Parent Families: 4.0% Fortitude Valley — Other Families: 2.1%
Lone Person Group Household Couple Families One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bowen Hills 83.5% renting
Bowen Hills — Owned Outright: 4.7% Bowen Hills — Mortgage: 11.8% Bowen Hills — Renting: 83.5%
Fortitude Valley 82.1% renting
Fortitude Valley — Owned Outright: 5.1% Fortitude Valley — Mortgage: 12.9% Fortitude Valley — Renting: 82.1%
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.

Bowen Hills Fortitude Valley
New Zealand 3.6% / 4.2%
Bowen Hills — New Zealand: 3.6% Fortitude Valley — New Zealand: 4.2%
England 3.1% / 3.3%
Bowen Hills — England: 3.1% Fortitude Valley — England: 3.3%
India 2.9% / 3.2%
Bowen Hills — India: 2.9% Fortitude Valley — India: 3.2%
Brazil 2.4% / 2.8%
Bowen Hills — Brazil: 2.4% Fortitude Valley — Brazil: 2.8%
China 2.1% / 2.1%
Bowen Hills — China: 2.1% Fortitude Valley — China: 2.1%

Bars are drawn against the largest share shown (4.2%).

Qualifications

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

Bowen Hills Fortitude Valley
Bachelor Degree 28.6% / 28.1%
Bowen Hills — Bachelor Degree: 28.6% Fortitude Valley — Bachelor Degree: 28.1%
Certificate III & IV 11.0% / 11.3%
Bowen Hills — Certificate III & IV: 11.0% Fortitude Valley — Certificate III & IV: 11.3%
Advanced Diploma / Diploma 10.3% / 10.3%
Bowen Hills — Advanced Diploma / Diploma: 10.3% Fortitude Valley — Advanced Diploma / Diploma: 10.3%
Postgraduate Degree 9.0% / 8.9%
Bowen Hills — Postgraduate Degree: 9.0% Fortitude Valley — Postgraduate Degree: 8.9%
Graduate Diploma / Certificate 2.4% / 2.9%
Bowen Hills — Graduate Diploma / Certificate: 2.4% Fortitude Valley — Graduate Diploma / Certificate: 2.9%

Bars are drawn against the largest share shown (28.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bowen Hills 94.6% flats / apartments
Bowen Hills — Flats / Apartments: 94.6% Bowen Hills — Houses: 3.0% Bowen Hills — Townhouses: 2.4%
Fortitude Valley 96.7% flats / apartments
Fortitude Valley — Flats / Apartments: 96.7% Fortitude Valley — Houses: 2.0% Fortitude Valley — Townhouses: 1.2%
Flats / Apartments Houses Townhouses

Property market

Bowen Hills Fortitude Valley
Median house price $2,200,000 $745,000
Median unit price $686,000 $670,000
Median land price —
same for both
Typical days to sell (houses) 22 days
from 3 sales
 28 days
from 14 sales

Unit price by bedroom count

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

Bowen Hills Fortitude Valley
1 bed $585K / $572K
Bowen Hills — 1 bed: $585K (105 sales) Fortitude Valley — 1 bed: $572K (202 sales)

105 vs 202 sales

2 bed $759K / $765K
Bowen Hills — 2 bed: $759K (111 sales) Fortitude Valley — 2 bed: $765K (221 sales)

111 vs 221 sales

3 bed $820K / $980K
Bowen Hills — 3 bed: $820K (14 sales) Fortitude Valley — 3 bed: $980K (28 sales)

14 vs 28 sales

Development activity

Bowen Hills Fortitude Valley
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.

Bowen Hills Fortitude Valley
Houses — 5.8%
$770/wk on $692K
Units 5.6%
$730/wk on $682K
 5.1%
$680/wk on $700K

Ranking within QLD

Bowen Hills Fortitude Valley
House price —
same for both
Income Higher than 51% of QLD Higher than 60% of QLD
Schools — Higher than 86% of QLD
Walkability Higher than 99% of QLD Higher than 100% of QLD
Affordability —
same for both
EV adoption Higher than 99% of QLD
same for both
NBN connectivity Higher than 93% of QLD Higher than 92% of QLD
Rental yield (houses) — Higher than 97% of QLD
Rental yield (units) Higher than 82% of QLD Higher than 74% of QLD

Liveability

Bowen Hills Fortitude Valley
Grade A
same for both
Score 68/100 72/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Bowen Hills Fortitude Valley
Bushfire None
0/100
same for both
Crime High
91/100
 High
97/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 9
within 5 km
 7
within 5 km

Schools

Bowen Hills Fortitude Valley
Inside the suburb 0 6
Rated above peers 0 3
Rated at peers 0 1
Rated below peers 0
same for both
Universities within 10 km 3
90 Bowen Terrace, Fortitude Valley QLD 4006, 1.3 km
 3
90 Bowen Terrace, Fortitude Valley QLD 4006, 0.0 km
Full-time students aged 15–24 5.2% 4.2%

Schools in Bowen Hills

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Fortitude Valley

  • All Hallows' School Catholic · Combined above peers
  • Angelorum College Independent · Combined above peers
  • Humanitas High School Independent · Secondary above peers
  • Fortitude Valley State Secondary College Government · Secondary at peers
  • Humanitas High School - Initial Campus Independent · Secondary
  • Music Industry College Independent · Secondary

Amenities in the suburb

Bowen Hills Fortitude Valley
Supermarkets 1 4
Cafes & restaurants 9 72
Parks & reserves 5
same for both
Childcare 4
same for both
GPs 2 5
Pharmacies 1 4
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 2 0
EV chargers 1
same for both
Waterways 1
same for both

Mobility

Bowen Hills sits further from the CBD (5.1 km vs 2 km).

Bowen Hills Fortitude Valley
Walkability score 94/100 99/100
Distance to Brisbane 5.1 km
+61% vs other
 2 km
Drive time (normal traffic) 9 min 6 min
Public transport score 96/100
Rail · Bus
 94/100
Rail · Bus · Ferry
Peak arrivals per hour 144.0
7-9am + 5-7pm
 583.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.6%
postcode 4006
same for both
Rooftop solar per 100 dwellings 4
postcode 4006
same for both

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.

Bowen Hills Fortitude Valley
Car (driver) 35.4% / 30.6%
Bowen Hills — Car (driver): 35.4% Fortitude Valley — Car (driver): 30.6%
Worked from Home 21.7% / 23.3%
Bowen Hills — Worked from Home: 21.7% Fortitude Valley — Worked from Home: 23.3%
Walked Only 19.1% / 23.8%
Bowen Hills — Walked Only: 19.1% Fortitude Valley — Walked Only: 23.8%
Train 13.5% / 8.0%
Bowen Hills — Train: 13.5% Fortitude Valley — Train: 8.0%
Bus 5.8% / 8.9%
Bowen Hills — Bus: 5.8% Fortitude Valley — Bus: 8.9%

Bars are drawn against the largest share shown (35.4%).

Setting

Bowen Hills Fortitude Valley
Elevation 10 m
above sea level, at the suburb centre
 14 m
above sea level, at the suburb centre
Distance to the ocean 8.4 km
2.8 km to a named beach
 8.9 km
4.0 km to a named beach

NBN connectivity

Bowen Hills Fortitude Valley
Connectivity score 84/100 81/100
Most common technology Fibre to the premises Fibre to the building
Full-fibre (FTTP) share 50%
3,820 premises
 41%
9,869 premises

Climate

Bowen Hills Fortitude Valley
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)

Bowen Hills Fortitude Valley
PM2.5 5.4 µg/m³
same for both
PM10 14.7 µg/m³
same for both
NO₂ —
same for both

Council rates

Bowen Hills Fortitude Valley
Average residential rate $1,519/yr
same for both
Council Brisbane
same for both

Federal electorate

Bowen Hills Fortitude Valley
Division Brisbane
same for both
Member Madonna Jarrett
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Bowen Hills Fortitude Valley
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Bowen Hills

Apartments Easy Commute Gentrifying Inner Parks Professionals River Students Trains Transport Hub

Fortitude Valley

Apartments Cafe Culture Easy Commute Inner Nightlife Parks River Transport Hub Urban

More comparisons

Other comparisons with Bowen Hills

Bowen Hills vs Windsor Bowen Hills vs Newstead Bowen Hills vs Spring Hill Bowen Hills vs Albion Bowen Hills vs Herston

Other comparisons with Fortitude Valley

Fortitude Valley vs Brisbane City Fortitude Valley vs New Farm Fortitude Valley vs Kangaroo Point Fortitude Valley vs Newstead Fortitude Valley vs Spring Hill Fortitude Valley vs Teneriffe
Full data on Bowen Hills Full data on Fortitude Valley
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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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