Spring Hill vs Kelvin Grove

Kelvin Grove is the younger of the two, with a median age of 28 against 32 in Spring Hill. In both, most households rent and most homes are flats or apartments. In Spring Hill, about half of households are people living alone. Units cost more in Kelvin Grove: a median of $720,000, against $661,000 in Spring Hill. Spring Hill is closer to the city centre: 1.3 km, against 3.8 km. On these figures, Spring Hill tends to suit 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

Kelvin Grove

ahead on 4 of the 6 things we measure here

  • has more parks and reserves (12 vs 5)
  • has more separate houses rather than flats (31% vs 15%)
  • is already more of a family suburb (37% vs 25%)
  • But Spring Hill has more schools inside the suburb (10 vs 3)

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

First-home buyers

Spring Hill

ahead on the one thing that separates them

  • leaves households under less mortgage stress (21% vs 28%)

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

Spring Hill

ahead on 2 of the 4 things we measure here

  • sits closer to the CBD (1.3 km vs 3.8 km)
  • is more walkable (99/100 vs 85/100)

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

Downsizers and retirees

Spring Hill

ahead on 3 of the 5 things we measure here

  • has more GPs (6 vs 0)
  • has more units and townhouses to downsize into (85% vs 69%)
  • is more walkable (99/100 vs 85/100)
  • But Kelvin Grove carries lower crime risk (73/100 vs 92/100)

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

Investors

They split

one each way, out of the 2 things we measure here

  • Spring Hill is growing faster (10.4% vs -0.2%)
  • Kelvin Grove returns a higher gross yield on units (4.9% vs 4.3%)

Weighs unit yield and population growth.

Where they sit

Spring Hill and Kelvin Grove drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Spring Hill Kelvin Grove
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.

Spring Hill Kelvin Grove
Walkability 99 / 85
Spring Hill — Walkability: 99/100 Kelvin Grove — Walkability: 85/100
Safety 8 / 27
Spring Hill — Safety: 8/100 Kelvin Grove — Safety: 27/100
Low fire risk 100 / 100
Spring Hill — Low fire risk: 100/100 Kelvin Grove — Low fire risk: 100/100

Demographics

Spring Hill skews older (32 vs 28); Spring Hill has higher household incomes ($98,228 vs $86,840).

Spring Hill Kelvin Grove
Population 6,593 7,909
+20% vs other
Population trend (2016 → 2021) +10.4% -0.2%
Median age 32 28
Median household income $98,228/yr
+12% vs other
 $86,840/yr
Median weekly rent $410/wk
+2% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Spring Hill Kelvin Grove
0-4 2.8% / 3.8%
Spring Hill — 0-4: 2.8% Kelvin Grove — 0-4: 3.8%
5-14 5.0% / 9.6%
Spring Hill — 5-14: 5.0% Kelvin Grove — 5-14: 9.6%
15-19 3.9% / 9.4%
Spring Hill — 15-19: 3.9% Kelvin Grove — 15-19: 9.4%
20-24 11.5% / 17.8%
Spring Hill — 20-24: 11.5% Kelvin Grove — 20-24: 17.8%
25-34 34.0% / 22.8%
Spring Hill — 25-34: 34.0% Kelvin Grove — 25-34: 22.8%
35-44 18.1% / 14.1%
Spring Hill — 35-44: 18.1% Kelvin Grove — 35-44: 14.1%
45-54 9.6% / 10.4%
Spring Hill — 45-54: 9.6% Kelvin Grove — 45-54: 10.4%
55-64 7.7% / 5.8%
Spring Hill — 55-64: 7.7% Kelvin Grove — 55-64: 5.8%
65-74 5.1% / 3.6%
Spring Hill — 65-74: 5.1% Kelvin Grove — 65-74: 3.6%
75-84 1.7% / 1.9%
Spring Hill — 75-84: 1.7% Kelvin Grove — 75-84: 1.9%
85+ 0.6% / 1.0%
Spring Hill — 85+: 0.6% Kelvin Grove — 85+: 1.0%

Bars are drawn against the largest share shown (34.0%).

Who lives together

Household composition, 2021 Census.

Spring Hill 50.7% lone person
Spring Hill — Lone Person: 50.7% Spring Hill — Couple Families: 18.1% Spring Hill — Group Household: 22.2% Spring Hill — One Parent Families: 6.9% Spring Hill — Other Families: 2.1%
Kelvin Grove 40.5% lone person
Kelvin Grove — Lone Person: 40.5% Kelvin Grove — Couple Families: 25.7% Kelvin Grove — Group Household: 19.2% Kelvin Grove — One Parent Families: 11.7% Kelvin Grove — Other Families: 2.9%
Lone Person Couple Families Group Household One Parent Families Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Spring Hill 69.3% renting
Spring Hill — Owned Outright: 12.7% Spring Hill — Mortgage: 18.0% Spring Hill — Renting: 69.3%
Kelvin Grove 66.0% renting
Kelvin Grove — Owned Outright: 13.1% Kelvin Grove — Mortgage: 20.9% Kelvin Grove — Renting: 66.0%
Owned outright Mortgage Renting

Qualifications

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

Spring Hill Kelvin Grove
Bachelor Degree 27.7% / 25.1%
Spring Hill — Bachelor Degree: 27.7% Kelvin Grove — Bachelor Degree: 25.1%
Postgraduate Degree 12.0% / 12.7%
Spring Hill — Postgraduate Degree: 12.0% Kelvin Grove — Postgraduate Degree: 12.7%
Advanced Diploma / Diploma 8.3% / 7.4%
Spring Hill — Advanced Diploma / Diploma: 8.3% Kelvin Grove — Advanced Diploma / Diploma: 7.4%
Certificate III & IV 8.2% / 7.0%
Spring Hill — Certificate III & IV: 8.2% Kelvin Grove — Certificate III & IV: 7.0%
Graduate Diploma / Certificate 2.9% / 3.2%
Spring Hill — Graduate Diploma / Certificate: 2.9% Kelvin Grove — Graduate Diploma / Certificate: 3.2%

Bars are drawn against the largest share shown (27.7%).

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.

Spring Hill Kelvin Grove
India 8.4% / 3.6%
Spring Hill — India: 8.4% Kelvin Grove — India: 3.6%
China 2.5% / 5.7%
Spring Hill — China: 2.5% Kelvin Grove — China: 5.7%
England 2.7% / 2.5%
Spring Hill — England: 2.7% Kelvin Grove — England: 2.5%
New Zealand 2.5% / 2.3%
Spring Hill — New Zealand: 2.5% Kelvin Grove — New Zealand: 2.3%
Brazil 3.1% / —
Spring Hill — Brazil: 3.1% Kelvin Grove — Brazil: not among its largest
Vietnam — / 2.1%
Spring Hill — Vietnam: not among its largest Kelvin Grove — Vietnam: 2.1%

Bars are drawn against the largest share shown (8.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Spring Hill 75.9% flats / apartments
Spring Hill — Flats / Apartments: 75.9% Spring Hill — Houses: 15.0% Spring Hill — Townhouses: 9.1%
Kelvin Grove 62.5% flats / apartments
Kelvin Grove — Flats / Apartments: 62.5% Kelvin Grove — Houses: 31.2% Kelvin Grove — Townhouses: 6.3%
Flats / Apartments Houses Townhouses

Property market

Spring Hill Kelvin Grove
Median house price $1,583,500 $1,500,000
Median unit price $661,000 $720,000
Median land price —
same for both
Typical days to sell (houses) 24 days
from 30 sales
 25 days
from 37 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.

Spring Hill Kelvin Grove
2 bed $1.32M / $1.2M
Spring Hill — 2 bed: $1.32M (8 sales) Kelvin Grove — 2 bed: $1.2M (10 sales)

8 vs 10 sales

3 bed $1.43M / $1.51M
Spring Hill — 3 bed: $1.43M (11 sales) Kelvin Grove — 3 bed: $1.51M (36 sales)

11 vs 36 sales

4 bed $2.33M / $1.55M
Spring Hill — 4 bed: $2.33M (8 sales) Kelvin Grove — 4 bed: $1.55M (16 sales)

8 vs 16 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.

Spring Hill Kelvin Grove
1 bed $547K / $650K
Spring Hill — 1 bed: $547K (65 sales) Kelvin Grove — 1 bed: $650K (65 sales)

65 vs 65 sales

2 bed $760K / $844K
Spring Hill — 2 bed: $760K (75 sales) Kelvin Grove — 2 bed: $844K (71 sales)

75 vs 71 sales

3 bed $1.22M / $1.08M
Spring Hill — 3 bed: $1.22M (16 sales) Kelvin Grove — 3 bed: $1.08M (6 sales)

16 vs 6 sales

Development activity

Spring Hill Kelvin Grove
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.

Spring Hill Kelvin Grove
Houses —
same for both
Units 4.3%
$650/wk on $795K
 4.9%
$665/wk on $704K

Ranking within QLD

Spring Hill Kelvin Grove
House price —
same for both
Income Higher than 73% of QLD Higher than 60% of QLD
Schools Higher than 53% of QLD Higher than 39% of QLD
Walkability Higher than 100% of QLD Higher than 97% of QLD
Affordability —
same for both
EV adoption Higher than 100% of QLD Higher than 97% of QLD
NBN connectivity Higher than 81% of QLD Higher than 91% of QLD
Rental yield (units) Higher than 42% of QLD Higher than 71% of QLD

Liveability

Spring Hill is more walkable (99 vs 85).

Spring Hill Kelvin Grove
Grade B
same for both
Score 63/100 62/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Spring Hill carries more crime risk (92 vs 73).

Spring Hill Kelvin Grove
Bushfire None
0/100
same for both
Crime High
92/100
 High
73/100
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
 6
within 5 km

Schools

Spring Hill Kelvin Grove
Inside the suburb 10 3
Rated above peers 2 0
Rated at peers 1 0
Rated below peers 1 2
Universities within 10 km 3
90 Bowen Terrace, Fortitude Valley QLD 4006, 1.1 km
 3
Kelvin Grove, 0.0 km
Full-time students aged 15–24 4.5% 14.2%

Schools in Spring Hill

  • Brisbane Grammar School Independent · Combined above peers
  • St Joseph's College Catholic · Combined above peers
  • St James College Catholic · Combined at peers
  • Brisbane Central State School Government · Primary below peers
  • Brisbane Girls Grammar School Independent · Secondary
  • Brisbane Girls Grammar School - Primary Campus Independent · Primary

Schools in Kelvin Grove

  • Compass Independent School Independent · Combined below peers
  • Kelvin Grove State College Government · Combined below peers
  • Queensland Academy for Creative Industries Government · Secondary

Amenities in the suburb

Spring Hill Kelvin Grove
Supermarkets 2
same for both
Cafes & restaurants 29 14
Parks & reserves 5 12
Childcare 5 4
GPs 6 0
Pharmacies 7 1
Hospitals 1 0
Banks & Bank@Post 2 1
Fuel stations 0 2
EV chargers 0 2
Waterways 0 1

Mobility

Kelvin Grove sits further from the CBD (3.8 km vs 1.3 km).

Spring Hill Kelvin Grove
Walkability score 99/100 85/100
Distance to Brisbane 1.3 km 3.8 km
+192% vs other
Drive time (normal traffic) 5 min 9 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 141.2
7-9am + 5-7pm
 236.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 5.2%
postcode 4000
 2.6%
postcode 4059
Rooftop solar per 100 dwellings 4
postcode 4000
 23
postcode 4059

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.

Spring Hill Kelvin Grove
Car (driver) 29.8% / 41.5%
Spring Hill — Car (driver): 29.8% Kelvin Grove — Car (driver): 41.5%
Worked from Home 24.2% / 25.2%
Spring Hill — Worked from Home: 24.2% Kelvin Grove — Worked from Home: 25.2%
Walked Only 27.8% / 9.2%
Spring Hill — Walked Only: 27.8% Kelvin Grove — Walked Only: 9.2%
Bus 7.6% / 15.4%
Spring Hill — Bus: 7.6% Kelvin Grove — Bus: 15.4%
Car (passenger) 3.7% / 4.3%
Spring Hill — Car (passenger): 3.7% Kelvin Grove — Car (passenger): 4.3%
Train 4.4% / 1.6%
Spring Hill — Train: 4.4% Kelvin Grove — Train: 1.6%

Bars are drawn against the largest share shown (41.5%).

Setting

Spring Hill Kelvin Grove
Elevation 30 m
above sea level, at the suburb centre
 48 m
above sea level, at the suburb centre
Distance to the ocean 10.0 km
4.1 km to a named beach
 10.9 km
3.2 km to a named beach

NBN connectivity

Spring Hill Kelvin Grove
Connectivity score 72/100 79/100
Most common technology Fibre to the building Hybrid fibre-coaxial
Full-fibre (FTTP) share 13%
5,864 premises
 22%
3,155 premises

Climate

Spring Hill Kelvin Grove
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)

Spring Hill Kelvin Grove
PM2.5 5.4 µg/m³
same for both
PM10 14.7 µg/m³
same for both
NO₂ —
same for both

Council rates

Spring Hill Kelvin Grove
Average residential rate $1,519/yr
same for both
Council Brisbane
same for both

Federal electorate

Spring Hill Kelvin Grove
Division Brisbane
same for both
Member Madonna Jarrett
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Spring Hill Kelvin Grove
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Spring Hill

Apartments Cafe Culture Inner Multicultural Nightlife Parks Professionals Urban

Kelvin Grove

Apartments Inner Parks Professionals Students Urban

More comparisons

Other comparisons with Spring Hill

Spring Hill vs Brisbane City Spring Hill vs Fortitude Valley Spring Hill vs Bowen Hills Spring Hill vs Herston Spring Hill vs Petrie Terrace

Other comparisons with Kelvin Grove

Kelvin Grove vs Brisbane City Kelvin Grove vs Red Hill Kelvin Grove vs Newmarket Kelvin Grove vs Wilston Kelvin Grove vs Herston Kelvin Grove vs Petrie Terrace
Full data on Spring Hill Full data on Kelvin Grove
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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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