New Farm vs Fortitude Valley

Fortitude Valley is the younger of the two, with a median age of 31 against 39 in New Farm. In both, the large majority of homes are flats or apartments and most households are people living alone. In New Farm, about half of households rent. In Fortitude Valley, the large majority of households rent. Units cost more in New Farm: a median of $980,000, against $670,000 in Fortitude Valley. Fortitude Valley is closer to the city centre: 2 km, against 3.2 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

New Farm

ahead on 3 of the 6 things we measure here

  • has more separate houses rather than flats (20% vs 2%)
  • is already more of a family suburb (26% vs 11%)
  • carries lower crime risk (80/100 vs 97/100)
  • But Fortitude Valley has more schools rated above their peers (3 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 $3,525,000)
  • has cheaper units ($670,000 vs $980,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Fortitude Valley

ahead on the one thing that separates them

  • has a bigger rental market to choose from (82% vs 55%)

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

Commuting to the city

Fortitude Valley

ahead on 2 of the 4 things we measure here

  • gets more of its commuters onto trains and trams (8% vs 1%)
  • is more walkable (99/100 vs 88/100)

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

Downsizers and retirees

Fortitude Valley

ahead on 3 of the 5 things we measure here

  • has more GPs (5 vs 1)
  • has more units and townhouses to downsize into (98% vs 80%)
  • is more walkable (99/100 vs 88/100)
  • But New Farm has more residents already 65 and over (18% vs 5%)

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

Investors

Fortitude Valley

ahead on 3 of the 3 things we measure here

  • is growing faster (39.1% vs -2.8%)
  • returns a higher gross yield on houses (5.8% vs 1.7%)
  • returns a higher gross yield on units (5.1% vs 3.9%)

Weighs house yield, unit yield, and population growth.

Where they sit

New Farm 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.

New Farm 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.

New Farm Fortitude Valley
Walkability 88 / 99
New Farm — Walkability: 88/100 Fortitude Valley — Walkability: 99/100
Safety 20 / 3
New Farm — Safety: 20/100 Fortitude Valley — Safety: 3/100
Low fire risk 100 / 100
New Farm — Low fire risk: 100/100 Fortitude Valley — Low fire risk: 100/100

Demographics

New Farm skews older (39 vs 31); New Farm has more residents (12,197 vs 9,708).

New Farm Fortitude Valley
Population 12,197
+20% vs other
 9,708
Population trend (2016 → 2021) -2.8% +39.1%
Median age 39 31
Median household income $107,588/yr
+20% vs other
 $86,216/yr
Median weekly rent $405/wk
+1% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

New Farm Fortitude Valley
0-4 3.5% / 2.1%
New Farm — 0-4: 3.5% Fortitude Valley — 0-4: 2.1%
5-14 5.8% / 2.2%
New Farm — 5-14: 5.8% Fortitude Valley — 5-14: 2.2%
15-19 2.5% / 2.0%
New Farm — 15-19: 2.5% Fortitude Valley — 15-19: 2.0%
20-24 7.0% / 15.1%
New Farm — 20-24: 7.0% Fortitude Valley — 20-24: 15.1%
25-34 22.9% / 40.6%
New Farm — 25-34: 22.9% Fortitude Valley — 25-34: 40.6%
35-44 15.6% / 18.6%
New Farm — 35-44: 15.6% Fortitude Valley — 35-44: 18.6%
45-54 12.6% / 9.3%
New Farm — 45-54: 12.6% Fortitude Valley — 45-54: 9.3%
55-64 12.1% / 5.4%
New Farm — 55-64: 12.1% Fortitude Valley — 55-64: 5.4%
65-74 10.1% / 2.7%
New Farm — 65-74: 10.1% Fortitude Valley — 65-74: 2.7%
75-84 5.4% / 1.2%
New Farm — 75-84: 5.4% Fortitude Valley — 75-84: 1.2%
85+ 2.2% / 0.7%
New Farm — 85+: 2.2% Fortitude Valley — 85+: 0.7%

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

Who lives together

Household composition, 2021 Census.

New Farm 59.6% lone person
New Farm — Lone Person: 59.6% New Farm — Group Household: 12.2% New Farm — Couple Families: 19.4% New Farm — One Parent Families: 7.0% New Farm — Other Families: 1.8%
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.

New Farm 54.8% renting
New Farm — Owned Outright: 24.5% New Farm — Mortgage: 20.7% New Farm — Renting: 54.8%
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

Qualifications

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

New Farm Fortitude Valley
Bachelor Degree 27.9% / 28.1%
New Farm — Bachelor Degree: 27.9% Fortitude Valley — Bachelor Degree: 28.1%
Postgraduate Degree 11.2% / 8.9%
New Farm — Postgraduate Degree: 11.2% Fortitude Valley — Postgraduate Degree: 8.9%
Certificate III & IV 7.9% / 11.3%
New Farm — Certificate III & IV: 7.9% Fortitude Valley — Certificate III & IV: 11.3%
Advanced Diploma / Diploma 8.3% / 10.3%
New Farm — Advanced Diploma / Diploma: 8.3% Fortitude Valley — Advanced Diploma / Diploma: 10.3%
Graduate Diploma / Certificate 4.1% / 2.9%
New Farm — Graduate Diploma / Certificate: 4.1% Fortitude Valley — Graduate Diploma / Certificate: 2.9%

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.

New Farm Fortitude Valley
England 4.3% / 3.3%
New Farm — England: 4.3% Fortitude Valley — England: 3.3%
New Zealand 3.0% / 4.2%
New Farm — New Zealand: 3.0% Fortitude Valley — New Zealand: 4.2%
Brazil 0.9% / 2.8%
New Farm — Brazil: 0.9% Fortitude Valley — Brazil: 2.8%
China 1.2% / 2.1%
New Farm — China: 1.2% Fortitude Valley — China: 2.1%
India — / 3.2%
New Farm — India: not among its largest Fortitude Valley — India: 3.2%
Italy 1.3% / —
New Farm — Italy: 1.3% Fortitude Valley — Italy: not among its largest
Nepal 1.0% / —
New Farm — Nepal: 1.0% Fortitude Valley — Nepal: not among its largest

Bars are drawn against the largest share shown (4.3%).

What people live in

Occupied private dwellings by structure, 2021 Census.

New Farm 75.1% flats / apartments
New Farm — Flats / Apartments: 75.1% New Farm — Houses: 20.4% New Farm — Townhouses: 4.4%
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

New Farm Fortitude Valley
Median house price $3,525,000 $745,000
Median unit price $980,000 $670,000
Median land price —
same for both
Typical days to sell (houses) 26 days
from 44 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.

New Farm Fortitude Valley
1 bed $688K / $572K
New Farm — 1 bed: $688K (77 sales) Fortitude Valley — 1 bed: $572K (202 sales)

77 vs 202 sales

2 bed $1M / $765K
New Farm — 2 bed: $1M (165 sales) Fortitude Valley — 2 bed: $765K (221 sales)

165 vs 221 sales

3 bed $2.42M / $980K
New Farm — 3 bed: $2.42M (56 sales) Fortitude Valley — 3 bed: $980K (28 sales)

56 vs 28 sales

Development activity

New Farm 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.

New Farm Fortitude Valley
Houses 1.7%
$1,200/wk on $3.65M
 5.8%
$770/wk on $692K
Units 3.9%
$720/wk on $952K
 5.1%
$680/wk on $700K

Ranking within QLD

New Farm Fortitude Valley
House price —
same for both
Income Higher than 80% of QLD Higher than 60% of QLD
Schools — Higher than 86% of QLD
Walkability Higher than 98% 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 88% of QLD Higher than 92% of QLD
Rental yield (houses) Higher than 1% of QLD Higher than 97% of QLD
Rental yield (units) Higher than 28% of QLD Higher than 74% of QLD

Liveability

Fortitude Valley is more walkable (99 vs 88).

New Farm Fortitude Valley
Grade A
same for both
Score 76/100 72/100
Socio-economic band very advantaged area
decile 10/10
 very advantaged area
decile 9/10

Risk profile

Fortitude Valley carries more crime risk (97 vs 80).

New Farm Fortitude Valley
Bushfire None
0/100
same for both
Crime High
80/100
 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 10
within 5 km
 7
within 5 km

Schools

New Farm Fortitude Valley
Inside the suburb 2 6
Rated above peers 1 3
Rated at peers 0 1
Rated below peers 1 0
Universities within 10 km 3
90 Bowen Terrace, Fortitude Valley QLD 4006, 1.6 km
 3
90 Bowen Terrace, Fortitude Valley QLD 4006, 0.0 km
Full-time students aged 15–24 2.5% 4.2%

Schools in New Farm

  • New Farm State School Government · Primary above peers
  • Holy Spirit School Catholic · Primary below peers

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

New Farm Fortitude Valley
Supermarkets 2 4
Cafes & restaurants 43 72
Parks & reserves 4 5
Childcare 3 4
GPs 1 5
Pharmacies 3 4
Police stations 0 1
Banks & Bank@Post 3
same for both
EV chargers 0 1
Waterways 0 1

Mobility

New Farm Fortitude Valley
Walkability score 88/100 99/100
Distance to Brisbane 3.2 km
+38% vs other
 2 km
Drive time (normal traffic) 9 min 6 min
Public transport score 79/100
Bus · Ferry
 94/100
Rail · Bus · Ferry
Peak arrivals per hour 374.5
7-9am + 5-7pm
 583.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 3.2%
postcode 4005
 3.6%
postcode 4006
Rooftop solar per 100 dwellings 10
postcode 4005
 4
postcode 4006

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.

New Farm Fortitude Valley
Car (driver) 40.2% / 30.6%
New Farm — Car (driver): 40.2% Fortitude Valley — Car (driver): 30.6%
Worked from Home 31.2% / 23.3%
New Farm — Worked from Home: 31.2% Fortitude Valley — Worked from Home: 23.3%
Walked Only 10.6% / 23.8%
New Farm — Walked Only: 10.6% Fortitude Valley — Walked Only: 23.8%
Bus 9.3% / 8.9%
New Farm — Bus: 9.3% Fortitude Valley — Bus: 8.9%
Train 1.1% / 8.0%
New Farm — Train: 1.1% Fortitude Valley — Train: 8.0%
Bicycle 3.8% / 1.9%
New Farm — Bicycle: 3.8% Fortitude Valley — Bicycle: 1.9%

Bars are drawn against the largest share shown (40.2%).

Setting

New Farm Fortitude Valley
Elevation 5 m
above sea level, at the suburb centre
 14 m
above sea level, at the suburb centre
Distance to the ocean 8.4 km 8.9 km
4.0 km to a named beach

NBN connectivity

New Farm Fortitude Valley
Connectivity score 77/100 81/100
Most common technology Fibre to the curb Fibre to the building
Full-fibre (FTTP) share 13%
8,098 premises
 41%
9,869 premises

Climate

New Farm 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)

New Farm 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

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

Federal electorate

New Farm Fortitude Valley
Division Brisbane
same for both
Member Madonna Jarrett
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

New Farm

Apartments Inner Parks Premium Professionals Urban

Fortitude Valley

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

More comparisons

Other comparisons with New Farm

New Farm vs Kangaroo Point New Farm vs Norman Park New Farm vs East Brisbane New Farm vs Teneriffe New Farm vs Hawthorne

Other comparisons with Fortitude Valley

Fortitude Valley vs Brisbane City Fortitude Valley vs Kangaroo Point Fortitude Valley vs Newstead Fortitude Valley vs Spring Hill Fortitude Valley vs Teneriffe Fortitude Valley vs Bowen Hills
Full data on New Farm Full data on Fortitude Valley
Unlock full address-level data — $29/month

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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