Richlands vs Forest Lake

Richlands is the younger of the two, with a median age of 28 against 37 in Forest Lake. In Richlands, most households rent. In Forest Lake, most households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Forest Lake: a median of $970,000, against $891,000 in Richlands, and rent is higher there too. Richlands is closer to the city centre: 21.3 km, against 25.5 km. On these figures, Richlands tends to suit renters, young adults, and share households, while Forest Lake suits couples.

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

Forest Lake

ahead on 6 of the 6 things we measure here

  • has more parks and reserves (59 vs 3)
  • has more schools inside the suburb (6 vs 0)
  • has more separate houses rather than flats (95% vs 28%)

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

First-home buyers

Forest Lake

ahead on the one thing that separates them

  • has cheaper units ($579,000 vs $825,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Richlands

ahead on the one thing that separates them

  • has a bigger rental market to choose from (73% vs 27%)

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

Commuting to the city

Richlands

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (26 min vs 32 min)
  • sits closer to the CBD (21.3 km vs 25.5 km)
  • But Forest Lake is more walkable (82/100 vs 62/100)

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

Downsizers and retirees

Forest Lake

ahead on 4 of the 5 things we measure here

  • has more residents already 65 and over (13% vs 4%)
  • has more GPs (5 vs 2)
  • carries lower crime risk (62/100 vs 88/100)
  • But Richlands has more units and townhouses to downsize into (72% vs 5%)

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

Investors

Richlands

ahead on the one thing that separates them

  • is growing faster (56.2% vs -1.0%)

Weighs house yield and population growth.

Where they sit

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

Richlands Forest Lake
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.

Richlands Forest Lake
Walkability 62 / 82
Richlands — Walkability: 62/100 Forest Lake — Walkability: 82/100
Safety 12 / 38
Richlands — Safety: 12/100 Forest Lake — Safety: 38/100
Low fire risk 100 / 100
Richlands — Low fire risk: 100/100 Forest Lake — Low fire risk: 100/100

Demographics

Forest Lake has more residents (22,676 vs 5,621); Forest Lake skews older (37 vs 28).

Richlands Forest Lake
Population 5,621 22,676
+303% vs other
Population trend (2016 → 2021) +56.2% -1.0%
Median age 28 37
Median household income $88,868/yr $99,892/yr
+12% vs other
Median weekly rent $370/wk $390/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Richlands Forest Lake
0-4 10.2% / 6.0%
Richlands — 0-4: 10.2% Forest Lake — 0-4: 6.0%
5-14 12.4% / 14.2%
Richlands — 5-14: 12.4% Forest Lake — 5-14: 14.2%
15-19 4.8% / 7.5%
Richlands — 15-19: 4.8% Forest Lake — 15-19: 7.5%
20-24 11.4% / 6.0%
Richlands — 20-24: 11.4% Forest Lake — 20-24: 6.0%
25-34 26.7% / 12.3%
Richlands — 25-34: 26.7% Forest Lake — 25-34: 12.3%
35-44 14.9% / 13.7%
Richlands — 35-44: 14.9% Forest Lake — 35-44: 13.7%
45-54 8.9% / 15.2%
Richlands — 45-54: 8.9% Forest Lake — 45-54: 15.2%
55-64 6.2% / 11.9%
Richlands — 55-64: 6.2% Forest Lake — 55-64: 11.9%
65-74 2.5% / 7.8%
Richlands — 65-74: 2.5% Forest Lake — 65-74: 7.8%
75-84 1.3% / 4.1%
Richlands — 75-84: 1.3% Forest Lake — 75-84: 4.1%
85+ 0.4% / 1.2%
Richlands — 85+: 0.4% Forest Lake — 85+: 1.2%

Bars are drawn against the largest share shown (26.7%).

Who lives together

Household composition, 2021 Census.

Richlands 40.0% couple families
Richlands — Couple Families: 40.0% Richlands — Lone Person: 25.1% Richlands — One Parent Families: 21.5% Richlands — Group Household: 10.1% Richlands — Other Families: 3.3%
Forest Lake 52.1% couple families
Forest Lake — Couple Families: 52.1% Forest Lake — Lone Person: 24.8% Forest Lake — One Parent Families: 18.7% Forest Lake — Group Household: 2.8% Forest Lake — Other Families: 1.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Richlands 73.0% renting
Richlands — Owned Outright: 6.5% Richlands — Mortgage: 20.4% Richlands — Renting: 73.0%
Forest Lake 26.6% renting
Forest Lake — Owned Outright: 25.4% Forest Lake — Mortgage: 48.0% Forest Lake — Renting: 26.6%
Owned outright Mortgage Renting

Qualifications

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

Richlands Forest Lake
Bachelor Degree 14.2% / 13.1%
Richlands — Bachelor Degree: 14.2% Forest Lake — Bachelor Degree: 13.1%
Certificate III & IV 11.7% / 13.0%
Richlands — Certificate III & IV: 11.7% Forest Lake — Certificate III & IV: 13.0%
Advanced Diploma / Diploma 8.3% / 8.2%
Richlands — Advanced Diploma / Diploma: 8.3% Forest Lake — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 5.2% / 4.8%
Richlands — Postgraduate Degree: 5.2% Forest Lake — Postgraduate Degree: 4.8%
Graduate Diploma / Certificate 1.3% / 2.0%
Richlands — Graduate Diploma / Certificate: 1.3% Forest Lake — Graduate Diploma / Certificate: 2.0%

Bars are drawn against the largest share shown (14.2%).

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.

Richlands Forest Lake
New Zealand 6.0% / 6.2%
Richlands — New Zealand: 6.0% Forest Lake — New Zealand: 6.2%
Vietnam 6.0% / 5.3%
Richlands — Vietnam: 6.0% Forest Lake — Vietnam: 5.3%
India 6.6% / 3.6%
Richlands — India: 6.6% Forest Lake — India: 3.6%
England 1.0% / 3.7%
Richlands — England: 1.0% Forest Lake — England: 3.7%
Philippines 2.9% / 1.4%
Richlands — Philippines: 2.9% Forest Lake — Philippines: 1.4%
Sri Lanka 1.4% / 1.6%
Richlands — Sri Lanka: 1.4% Forest Lake — Sri Lanka: 1.6%
China 0.9% / 1.7%
Richlands — China: 0.9% Forest Lake — China: 1.7%

Bars are drawn against the largest share shown (6.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Richlands 27.9% houses
Richlands — Houses: 27.9% Richlands — Townhouses: 71.4% Richlands — Flats / Apartments: 0.7%
Forest Lake 94.9% houses
Forest Lake — Houses: 94.9% Forest Lake — Townhouses: 3.4% Forest Lake — Flats / Apartments: 1.7%
Houses Townhouses Flats / Apartments

Property market

Richlands Forest Lake
Median house price $891,000 $970,000
Median unit price $825,000 $579,000
Median land price — $900,000
Typical days to sell (houses) 20 days
from 17 sales
 20 days
from 262 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.

Richlands Forest Lake
3 bed $775K / $860K
Richlands — 3 bed: $775K (22 sales) Forest Lake — 3 bed: $860K (202 sales)

22 vs 202 sales

4 bed $1.1M / $1.05M
Richlands — 4 bed: $1.1M (14 sales) Forest Lake — 4 bed: $1.05M (203 sales)

14 vs 203 sales

5 bed $1.22M / $1.24M
Richlands — 5 bed: $1.22M (5 sales) Forest Lake — 5 bed: $1.24M (43 sales)

5 vs 43 sales

Development activity

Richlands Forest Lake
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.

Richlands Forest Lake
Houses 4.3%
$700/wk on $849K
 4.0%
$730/wk on $949K
Units —
same for both

Ranking within QLD

Richlands Forest Lake
House price —
same for both
Income Higher than 62% of QLD Higher than 74% of QLD
Schools — Higher than 49% of QLD
Walkability Higher than 90% of QLD Higher than 96% of QLD
Affordability —
same for both
EV adoption Higher than 83% of QLD Higher than 90% of QLD
NBN connectivity Higher than 94% of QLD Higher than 84% of QLD
Rental yield (houses) Higher than 68% of QLD Higher than 55% of QLD

Liveability

Forest Lake is more walkable (82 vs 62); Forest Lake scores higher overall (63 vs 49).

Richlands Forest Lake
Grade C B
Score 49/100 63/100
Socio-economic band mid-range socio-economic
decile 4/10
 mid-range socio-economic
decile 6/10

Risk profile

Richlands carries more crime risk (88 vs 62).

Richlands Forest Lake
Bushfire None
0/100
same for both
Crime High
88/100
 Moderate
62/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 24
within 5 km
 21
within 5 km

Schools

Richlands Forest Lake
Inside the suburb 0 6
Rated above peers 0 1
Rated at peers 0 2
Rated below peers 0 1

Schools in Richlands

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

Schools in Forest Lake

  • Forest Lake State High School Government · Secondary above peers
  • Forest Lake State School Government · Primary at peers
  • Grand Avenue State School Government · Primary at peers
  • St John's Anglican College Independent · Secondary below peers
  • Arethusa College - Forest Lake Campus Independent · Secondary
  • St John's Anglican College - Alpine Place Campus Independent · Primary

Amenities in the suburb

Richlands Forest Lake
Supermarkets 2 3
Cafes & restaurants 5 3
Parks & reserves 3 59
Childcare 6 9
GPs 2 5
Pharmacies 2
same for both
Banks & Bank@Post 0 4
Fuel stations 4 0
Waterways 10 24

Mobility

Forest Lake sits further from the CBD (25.5 km vs 21.3 km).

Richlands Forest Lake
Walkability score 62/100 82/100
Distance to Brisbane 21.3 km 25.5 km
+20% vs other
Drive time (normal traffic) 26 min 32 min
Public transport score 92/100
Rail · Bus
 79/100
Bus
Peak arrivals per hour 36.5
7-9am + 5-7pm
 288.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.1%
postcode 4077
 1.5%
postcode 4078
Rooftop solar per 100 dwellings 49
postcode 4077
 67
postcode 4078

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.

Richlands Forest Lake
Car (driver) 67.6% / 69.0%
Richlands — Car (driver): 67.6% Forest Lake — Car (driver): 69.0%
Worked from Home 13.6% / 17.8%
Richlands — Worked from Home: 13.6% Forest Lake — Worked from Home: 17.8%
Car (passenger) 7.2% / 5.7%
Richlands — Car (passenger): 7.2% Forest Lake — Car (passenger): 5.7%
Train 8.5% / 3.9%
Richlands — Train: 8.5% Forest Lake — Train: 3.9%
Bus 1.6% / 2.3%
Richlands — Bus: 1.6% Forest Lake — Bus: 2.3%

Bars are drawn against the largest share shown (69.0%).

Setting

Richlands Forest Lake
Elevation 33 m
above sea level, at the suburb centre
 36 m
above sea level, at the suburb centre
Distance to the ocean 24.1 km 26.3 km

NBN connectivity

Richlands Forest Lake
Connectivity score 86/100 74/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 75%
2,554 premises
 36%
8,634 premises

Climate

Richlands Forest Lake
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)

Richlands Forest Lake
PM2.5 6.5 µg/m³
same for both
PM10 17.3 µg/m³
same for both
NO₂ 0.99 pphm
same for both

Council rates

Richlands Forest Lake
Average residential rate $1,519/yr
same for both
Council Brisbane
same for both

Federal electorate

Richlands Forest Lake
Division Oxley
same for both
Member Milton Dick
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Richlands Forest Lake
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Richlands

Easy Commute Family Middle-Ring Multicultural River Townhouses Trains Transport Hub Young Families

Forest Lake

Middle-Ring Parks

More comparisons

Other comparisons with Richlands

Richlands vs Inala Richlands vs Oxley Richlands vs Wacol Richlands vs Darra

Other comparisons with Forest Lake

Forest Lake vs Inala Forest Lake vs Greenbank Forest Lake vs Doolandella Forest Lake vs Heathwood Forest Lake vs Wacol Forest Lake vs Pallara
Full data on Richlands Full data on Forest Lake
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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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