Fortitude Valley vs Kangaroo Point

Fortitude Valley is the younger of the two, with a median age of 31 against 36 in Kangaroo Point. In both, most households rent, the large majority of homes are flats or apartments, and most households are people living alone. Units cost more in Kangaroo Point: a median of $875,000, against $670,000 in Fortitude Valley, and rent is higher there too. Fortitude Valley is closer to the city centre: 2 km, against 7.7 km. On these figures, Fortitude Valley tends to suit renters, young adults, and people living alone.

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

Kangaroo Point

ahead on 2 of the 6 things we measure here

  • is already more of a family suburb (20% vs 11%)
  • carries lower crime risk (82/100 vs 97/100)
  • But Fortitude Valley has more schools inside the suburb (6 vs 1)

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

First-home buyers

Fortitude Valley

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($745,000 vs $1,650,000)
  • has cheaper units ($670,000 vs $875,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Fortitude Valley

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (82% vs 63%)
  • has cheaper rent ($400/wk vs $450/wk)

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

Commuting to the city

Fortitude Valley

ahead on 3 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (8% vs 1%)
  • sits closer to the CBD (2 km vs 7.7 km)
  • has a shorter drive in (6 min vs 11 min)

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

Downsizers and retirees

Kangaroo Point

ahead on 2 of the 5 things we measure here

  • has more residents already 65 and over (15% vs 5%)
  • carries lower crime risk (82/100 vs 97/100)

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

Investors

Fortitude Valley

ahead on 3 of the 3 things we measure here

  • returns a higher gross yield on houses (5.8% vs 2.5%)
  • is growing faster (39.1% vs 20.2%)
  • returns a higher gross yield on units (5.1% vs 4.6%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Fortitude Valley Kangaroo Point
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.

Fortitude Valley Kangaroo Point
Walkability 99 / 92
Fortitude Valley — Walkability: 99/100 Kangaroo Point — Walkability: 92/100
Safety 3 / 18
Fortitude Valley — Safety: 3/100 Kangaroo Point — Safety: 18/100
Low fire risk 100 / 100
Fortitude Valley — Low fire risk: 100/100 Kangaroo Point — Low fire risk: 100/100

Demographics

Kangaroo Point has higher household incomes ($107,016 vs $86,216); Kangaroo Point skews older (36 vs 31).

Fortitude Valley Kangaroo Point
Population 9,708 9,689
Population trend (2016 → 2021) +39.1% +20.2%
Median age 31 36
Median household income $86,216/yr $107,016/yr
+24% vs other
Median weekly rent $400/wk $450/wk
+12% vs other

Age profile

Share of residents in each band, 2021 Census.

Fortitude Valley Kangaroo Point
0-4 2.1% / 2.6%
Fortitude Valley — 0-4: 2.1% Kangaroo Point — 0-4: 2.6%
5-14 2.2% / 3.4%
Fortitude Valley — 5-14: 2.2% Kangaroo Point — 5-14: 3.4%
15-19 2.0% / 2.9%
Fortitude Valley — 15-19: 2.0% Kangaroo Point — 15-19: 2.9%
20-24 15.1% / 11.0%
Fortitude Valley — 20-24: 15.1% Kangaroo Point — 20-24: 11.0%
25-34 40.6% / 27.0%
Fortitude Valley — 25-34: 40.6% Kangaroo Point — 25-34: 27.0%
35-44 18.6% / 15.2%
Fortitude Valley — 35-44: 18.6% Kangaroo Point — 35-44: 15.2%
45-54 9.3% / 11.6%
Fortitude Valley — 45-54: 9.3% Kangaroo Point — 45-54: 11.6%
55-64 5.4% / 11.2%
Fortitude Valley — 55-64: 5.4% Kangaroo Point — 55-64: 11.2%
65-74 2.7% / 8.6%
Fortitude Valley — 65-74: 2.7% Kangaroo Point — 65-74: 8.6%
75-84 1.2% / 4.5%
Fortitude Valley — 75-84: 1.2% Kangaroo Point — 75-84: 4.5%
85+ 0.7% / 1.9%
Fortitude Valley — 85+: 0.7% Kangaroo Point — 85+: 1.9%

Bars are drawn against the largest share shown (40.6%).

Who lives together

Household composition, 2021 Census.

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%
Kangaroo Point 59.2% lone person
Kangaroo Point — Lone Person: 59.2% Kangaroo Point — Group Household: 18.4% Kangaroo Point — Couple Families: 13.7% Kangaroo Point — One Parent Families: 6.5% Kangaroo Point — Other Families: 2.2%
Lone Person Group Household Couple Families One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Fortitude Valley 82.1% renting
Fortitude Valley — Owned Outright: 5.1% Fortitude Valley — Mortgage: 12.9% Fortitude Valley — Renting: 82.1%
Kangaroo Point 63.3% renting
Kangaroo Point — Owned Outright: 19.0% Kangaroo Point — Mortgage: 17.7% Kangaroo Point — Renting: 63.3%
Owned outright Mortgage Renting

Qualifications

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

Fortitude Valley Kangaroo Point
Bachelor Degree 28.1% / 27.6%
Fortitude Valley — Bachelor Degree: 28.1% Kangaroo Point — Bachelor Degree: 27.6%
Certificate III & IV 11.3% / 10.4%
Fortitude Valley — Certificate III & IV: 11.3% Kangaroo Point — Certificate III & IV: 10.4%
Advanced Diploma / Diploma 10.3% / 9.4%
Fortitude Valley — Advanced Diploma / Diploma: 10.3% Kangaroo Point — Advanced Diploma / Diploma: 9.4%
Postgraduate Degree 8.9% / 10.3%
Fortitude Valley — Postgraduate Degree: 8.9% Kangaroo Point — Postgraduate Degree: 10.3%
Graduate Diploma / Certificate 2.9% / 3.4%
Fortitude Valley — Graduate Diploma / Certificate: 2.9% Kangaroo Point — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (28.1%).

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.

Fortitude Valley Kangaroo Point
New Zealand 4.2% / 3.8%
Fortitude Valley — New Zealand: 4.2% Kangaroo Point — New Zealand: 3.8%
England 3.3% / 4.4%
Fortitude Valley — England: 3.3% Kangaroo Point — England: 4.4%
India 3.2% / 1.7%
Fortitude Valley — India: 3.2% Kangaroo Point — India: 1.7%
Brazil 2.8% / 1.3%
Fortitude Valley — Brazil: 2.8% Kangaroo Point — Brazil: 1.3%
China 2.1% / 1.3%
Fortitude Valley — China: 2.1% Kangaroo Point — China: 1.3%
Philippines 1.8% / 1.4%
Fortitude Valley — Philippines: 1.8% Kangaroo Point — Philippines: 1.4%

Bars are drawn against the largest share shown (4.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Fortitude Valley 96.7% flats / apartments
Fortitude Valley — Flats / Apartments: 96.7% Fortitude Valley — Houses: 2.0% Fortitude Valley — Townhouses: 1.2%
Kangaroo Point 88.0% flats / apartments
Kangaroo Point — Flats / Apartments: 88.0% Kangaroo Point — Houses: 9.6% Kangaroo Point — Townhouses: 2.4%
Flats / Apartments Houses Townhouses

Property market

Fortitude Valley Kangaroo Point
Median house price $745,000 $1,650,000
Median unit price $670,000 $875,000
Median land price —
same for both
Typical days to sell (houses) 28 days
from 14 sales
 22 days
from 27 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.

Fortitude Valley Kangaroo Point
1 bed $572K / $620K
Fortitude Valley — 1 bed: $572K (202 sales) Kangaroo Point — 1 bed: $620K (91 sales)

202 vs 91 sales

2 bed $765K / $900K
Fortitude Valley — 2 bed: $765K (221 sales) Kangaroo Point — 2 bed: $900K (175 sales)

221 vs 175 sales

3 bed $980K / $1.93M
Fortitude Valley — 3 bed: $980K (28 sales) Kangaroo Point — 3 bed: $1.93M (49 sales)

28 vs 49 sales

Development activity

Fortitude Valley Kangaroo Point
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.

Fortitude Valley Kangaroo Point
Houses 5.8%
$770/wk on $692K
 2.5%
$770/wk on $1.6M
Units 5.1%
$680/wk on $700K
 4.6%
$780/wk on $875K

Ranking within QLD

Fortitude Valley Kangaroo Point
House price —
same for both
Income Higher than 60% of QLD Higher than 79% of QLD
Schools Higher than 86% of QLD —
Walkability Higher than 100% of QLD Higher than 99% of QLD
Affordability —
same for both
EV adoption Higher than 99% of QLD Higher than 94% of QLD
NBN connectivity Higher than 92% of QLD Higher than 90% of QLD
Rental yield (houses) Higher than 97% of QLD Higher than 4% of QLD
Rental yield (units) Higher than 74% of QLD Higher than 57% of QLD

Liveability

Fortitude Valley Kangaroo Point
Grade A
same for both
Score 72/100 74/100
Socio-economic band very advantaged area
decile 9/10
 very advantaged area
decile 10/10

Risk profile

Fortitude Valley carries more crime risk (97 vs 82).

Fortitude Valley Kangaroo Point
Bushfire None
0/100
same for both
Crime High
97/100
 High
82/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
 8
within 5 km

Schools

Fortitude Valley Kangaroo Point
Inside the suburb 6 1
Rated above peers 3 1
Rated at peers 1 0
Rated below peers 0
same for both
Universities within 10 km 3
90 Bowen Terrace, Fortitude Valley QLD 4006, 0.0 km
 3
Brisbane C.Q.U. Campus, 1.3 km
Full-time students aged 15–24 4.2% 4.5%

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

Schools in Kangaroo Point

  • St Joseph's Primary School Catholic · Primary above peers

Amenities in the suburb

Fortitude Valley Kangaroo Point
Supermarkets 4 0
Cafes & restaurants 72 18
Parks & reserves 5 6
Childcare 4 2
GPs 5 4
Pharmacies 4 2
Hospitals 0 1
Police stations 1 0
Banks & Bank@Post 3 0
Fuel stations 0 2
EV chargers 1 0
Waterways 1 0

Mobility

Kangaroo Point sits further from the CBD (7.7 km vs 2 km).

Fortitude Valley Kangaroo Point
Walkability score 99/100 92/100
Distance to Brisbane 2 km 7.7 km
+285% vs other
Drive time (normal traffic) 6 min 11 min
Public transport score 94/100
Rail · Bus · Ferry
 78/100
Bus
Peak arrivals per hour 583.0
7-9am + 5-7pm
 125.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.6%
postcode 4006
 2.0%
postcode 4169
Rooftop solar per 100 dwellings 4
postcode 4006
 11
postcode 4169

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.

Fortitude Valley Kangaroo Point
Car (driver) 30.6% / 47.9%
Fortitude Valley — Car (driver): 30.6% Kangaroo Point — Car (driver): 47.9%
Worked from Home 23.3% / 26.7%
Fortitude Valley — Worked from Home: 23.3% Kangaroo Point — Worked from Home: 26.7%
Walked Only 23.8% / 8.4%
Fortitude Valley — Walked Only: 23.8% Kangaroo Point — Walked Only: 8.4%
Bus 8.9% / 8.0%
Fortitude Valley — Bus: 8.9% Kangaroo Point — Bus: 8.0%
Train 8.0% / 1.0%
Fortitude Valley — Train: 8.0% Kangaroo Point — Train: 1.0%
Car (passenger) 3.5% / 4.7%
Fortitude Valley — Car (passenger): 3.5% Kangaroo Point — Car (passenger): 4.7%

Bars are drawn against the largest share shown (47.9%).

Setting

Fortitude Valley Kangaroo Point
Elevation 14 m
above sea level, at the suburb centre
 24 m
above sea level, at the suburb centre
Distance to the ocean 8.9 km
4.0 km to a named beach
 9.8 km

NBN connectivity

Fortitude Valley Kangaroo Point
Connectivity score 81/100 78/100
Most common technology Fibre to the building
same for both
Full-fibre (FTTP) share 41%
9,869 premises
 29%
6,519 premises

Climate

Fortitude Valley Kangaroo Point
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)

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

Council rates

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

Federal electorate

Fortitude Valley Kangaroo Point
Division Brisbane Griffith
Member Madonna Jarrett Renee Coffey
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Fortitude Valley

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

Kangaroo Point

Apartments Cafe Culture Inner Parks Professionals Urban

More comparisons

Other comparisons with Fortitude Valley

Fortitude Valley vs Brisbane City Fortitude Valley vs New Farm Fortitude Valley vs Newstead Fortitude Valley vs Spring Hill Fortitude Valley vs Teneriffe Fortitude Valley vs Bowen Hills

Other comparisons with Kangaroo Point

Kangaroo Point vs South Brisbane Kangaroo Point vs Brisbane City Kangaroo Point vs New Farm Kangaroo Point vs Woolloongabba Kangaroo Point vs East Brisbane
Full data on Fortitude Valley Full data on Kangaroo Point
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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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