The Gap vs Bardon

Bardon is the younger of the two, with a median age of 38 against 42 in The Gap. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Bardon: a median of $2.02 million, against $1.42 million in The Gap. Bardon is closer to the city centre: 6.2 km, against 10.5 km. On these figures, The Gap tends to suit buyers on a tighter budget.

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

The Gap

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (38 vs 16)
  • carries lower crime risk (22/100 vs 37/100)
  • has more separate houses rather than flats (92% vs 81%)

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

First-home buyers

The Gap

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($1,415,000 vs $2,015,000)
  • has cheaper land ($1,160,000 vs $1,618,888)

Weighs house prices, land 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

Bardon

ahead on 3 of the 4 things we measure here

  • sits closer to the CBD (6.2 km vs 10.5 km)
  • is more walkable (82/100 vs 57/100)
  • has a shorter drive in (14 min vs 19 min)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • The Gap carries lower crime risk (22/100 vs 37/100)
  • Bardon has more units and townhouses to downsize into (19% vs 8%)

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

Investors

The Gap

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.5% vs 2.5%)

Weighs house yield and population growth.

Where they sit

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

The Gap Bardon
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.

The Gap Bardon
Walkability 57 / 82
The Gap — Walkability: 57/100 Bardon — Walkability: 82/100
Safety 78 / 63
The Gap — Safety: 78/100 Bardon — Safety: 63/100
Low fire risk 100 / 100
The Gap — Low fire risk: 100/100 Bardon — Low fire risk: 100/100

Demographics

The Gap has more residents (17,318 vs 10,153); Bardon has higher household incomes ($176,748 vs $133,796).

The Gap Bardon
Population 17,318
+41% vs other
 10,153
Population trend (2016 → 2021) +3.8% +6.9%
Median age 42 38
Median household income $133,796/yr $176,748/yr
+32% vs other
Median weekly rent $490/wk $500/wk
+2% vs other

Age profile

Share of residents in each band, 2021 Census.

The Gap Bardon
0-4 4.9% / 5.6%
The Gap — 0-4: 4.9% Bardon — 0-4: 5.6%
5-14 16.3% / 16.6%
The Gap — 5-14: 16.3% Bardon — 5-14: 16.6%
15-19 8.1% / 6.7%
The Gap — 15-19: 8.1% Bardon — 15-19: 6.7%
20-24 4.5% / 6.7%
The Gap — 20-24: 4.5% Bardon — 20-24: 6.7%
25-34 7.2% / 9.7%
The Gap — 25-34: 7.2% Bardon — 25-34: 9.7%
35-44 13.7% / 15.0%
The Gap — 35-44: 13.7% Bardon — 35-44: 15.0%
45-54 16.4% / 16.7%
The Gap — 45-54: 16.4% Bardon — 45-54: 16.7%
55-64 11.6% / 10.8%
The Gap — 55-64: 11.6% Bardon — 55-64: 10.8%
65-74 9.3% / 7.1%
The Gap — 65-74: 9.3% Bardon — 65-74: 7.1%
75-84 6.1% / 3.4%
The Gap — 75-84: 6.1% Bardon — 75-84: 3.4%
85+ 1.9% / 1.8%
The Gap — 85+: 1.9% Bardon — 85+: 1.8%

Bars are drawn against the largest share shown (16.7%).

Who lives together

Household composition, 2021 Census.

The Gap 60.0% couple families
The Gap — Couple Families: 60.0% The Gap — Lone Person: 20.8% The Gap — One Parent Families: 15.9% The Gap — Group Household: 2.2% The Gap — Other Families: 1.1%
Bardon 57.1% couple families
Bardon — Couple Families: 57.1% Bardon — Lone Person: 24.5% Bardon — One Parent Families: 11.5% Bardon — Group Household: 5.4% Bardon — 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.

The Gap 15.4% renting
The Gap — Owned Outright: 39.2% The Gap — Mortgage: 45.4% The Gap — Renting: 15.4%
Bardon 21.5% renting
Bardon — Owned Outright: 34.1% Bardon — Mortgage: 44.4% Bardon — Renting: 21.5%
Owned outright Mortgage Renting

Qualifications

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

The Gap Bardon
Bachelor Degree 22.3% / 26.7%
The Gap — Bachelor Degree: 22.3% Bardon — Bachelor Degree: 26.7%
Postgraduate Degree 9.3% / 12.1%
The Gap — Postgraduate Degree: 9.3% Bardon — Postgraduate Degree: 12.1%
Advanced Diploma / Diploma 8.5% / 6.0%
The Gap — Advanced Diploma / Diploma: 8.5% Bardon — Advanced Diploma / Diploma: 6.0%
Certificate III & IV 8.6% / 5.5%
The Gap — Certificate III & IV: 8.6% Bardon — Certificate III & IV: 5.5%
Graduate Diploma / Certificate 3.8% / 4.5%
The Gap — Graduate Diploma / Certificate: 3.8% Bardon — Graduate Diploma / Certificate: 4.5%

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

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.

The Gap Bardon
England 6.2% / 4.9%
The Gap — England: 6.2% Bardon — England: 4.9%
New Zealand 2.8% / 2.3%
The Gap — New Zealand: 2.8% Bardon — New Zealand: 2.3%
South Africa 2.5% / 1.4%
The Gap — South Africa: 2.5% Bardon — South Africa: 1.4%
Scotland 0.8% / 0.6%
The Gap — Scotland: 0.8% Bardon — Scotland: 0.6%
China 0.6% / 0.6%
The Gap — China: 0.6% Bardon — China: 0.6%
India 0.7% / —
The Gap — India: 0.7% Bardon — India: not among its largest

Bars are drawn against the largest share shown (6.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

The Gap 92.0% houses
The Gap — Houses: 92.0% The Gap — Townhouses: 6.9% The Gap — Flats / Apartments: 1.2%
Bardon 81.2% houses
Bardon — Houses: 81.2% Bardon — Townhouses: 9.0% Bardon — Flats / Apartments: 9.8%
Houses Townhouses Flats / Apartments

Property market

The Gap Bardon
Median house price $1,415,000 $2,015,000
Median unit price — $1,100,000
Median land price $1,160,000 $1,618,888
Typical days to sell (houses) 22 days
from 204 sales
 30 days
from 142 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.

The Gap Bardon
3 bed $1.28M / $1.69M
The Gap — 3 bed: $1.28M (96 sales) Bardon — 3 bed: $1.69M (61 sales)

96 vs 61 sales

4 bed $1.47M / $2.27M
The Gap — 4 bed: $1.47M (122 sales) Bardon — 4 bed: $2.27M (66 sales)

122 vs 66 sales

5 bed $1.75M / $2.86M
The Gap — 5 bed: $1.75M (37 sales) Bardon — 5 bed: $2.86M (36 sales)

37 vs 36 sales

Development activity

The Gap Bardon
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.

The Gap Bardon
Houses 3.5%
$888/wk on $1.32M
 2.5%
$1,000/wk on $2.1M
Units —
same for both

Ranking within QLD

The Gap Bardon
House price —
same for both
Income — Higher than 98% of QLD
Schools Higher than 52% of QLD Higher than 58% of QLD
Walkability Higher than 88% of QLD Higher than 96% of QLD
Affordability —
same for both
EV adoption Higher than 96% of QLD Higher than 100% of QLD
NBN connectivity Higher than 87% of QLD Higher than 84% of QLD
Rental yield (houses) Higher than 24% of QLD Higher than 4% of QLD

Liveability

Bardon is more walkable (82 vs 57).

The Gap Bardon
Grade A A+
Score 80/100 84/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Bardon carries more crime risk (37 vs 22).

The Gap Bardon
Bushfire None
0/100
same for both
Crime Low
22/100
 Low
37/100
Flood —
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 5
within 5 km

Schools

The Gap Bardon
Inside the suburb 5 4
Rated above peers 1
same for both
Rated at peers 3 2
Rated below peers 1
same for both
Universities within 10 km 3
Kelvin Grove, 7.0 km
 3
Kelvin Grove, 3.6 km
Full-time students aged 15–24 3.1% 4.5%

Schools in The Gap

  • The Gap State School Government · Primary above peers
  • Hilder Road State School Government · Primary at peers
  • Payne Road State School Government · Primary at peers
  • The Gap State High School Government · Secondary at peers
  • St Peter Chanel Primary School Catholic · Primary below peers

Schools in Bardon

  • Rainworth State School Government · Primary above peers
  • Ithaca Creek State School Government · Primary at peers
  • St Joseph's School Catholic · Primary at peers
  • Bardon State School Government · Primary below peers

Amenities in the suburb

The Gap Bardon
Supermarkets 2 1
Cafes & restaurants 4 7
Parks & reserves 38 16
Childcare 10 9
GPs 3
same for both
Pharmacies 2 1
Police stations 1 0
Banks & Bank@Post 2 0
Fuel stations 3 0
Waterways 11 10

Mobility

The Gap sits further from the CBD (10.5 km vs 6.2 km).

The Gap Bardon
Walkability score 57/100 82/100
Distance to Brisbane 10.5 km
+41% vs other
 6.2 km
Drive time (normal traffic) 19 min 14 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 317.0
7-9am + 5-7pm
 197.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.5%
postcode 4061
 4.3%
postcode 4065
Rooftop solar per 100 dwellings 69
postcode 4061
 53
postcode 4065

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.

The Gap Bardon
Car (driver) 51.8% / 47.7%
The Gap — Car (driver): 51.8% Bardon — Car (driver): 47.7%
Worked from Home 34.6% / 37.9%
The Gap — Worked from Home: 34.6% Bardon — Worked from Home: 37.9%
Bus 6.2% / 6.1%
The Gap — Bus: 6.2% Bardon — Bus: 6.1%
Car (passenger) 4.1% / 3.8%
The Gap — Car (passenger): 4.1% Bardon — Car (passenger): 3.8%
Walked Only 1.6% / 1.7%
The Gap — Walked Only: 1.6% Bardon — Walked Only: 1.7%
Bicycle 1.2% / 2.1%
The Gap — Bicycle: 1.2% Bardon — Bicycle: 2.1%

Bars are drawn against the largest share shown (51.8%).

Setting

The Gap Bardon
Elevation 46 m
above sea level, at the suburb centre
 41 m
above sea level, at the suburb centre
Distance to the ocean 17.7 km 14.4 km

NBN connectivity

The Gap Bardon
Connectivity score 76/100 75/100
Most common technology Hybrid fibre-coaxial
same for both
Full-fibre (FTTP) share 9%
6,708 premises
 4%
4,098 premises

Climate

The Gap Bardon
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)

The Gap Bardon
PM2.5 5.4 µg/m³
same for both
PM10 14.7 µg/m³
same for both
NO₂ —
same for both

Council rates

The Gap Bardon
Average residential rate $1,519/yr
same for both
Council Brisbane
same for both

Federal electorate

The Gap Bardon
Division Ryan
same for both
Member Elizabeth Watson-Brown
same for both
Party The Greens
same for both

First Home Owner Grant

The Gap Bardon
Grant amount $30,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

The Gap

Large Blocks Middle-Ring Parks Professionals Quiet River

Bardon

Family Inner Parks Premium Professionals River

More comparisons

Other comparisons with The Gap

The Gap vs Ashgrove The Gap vs Keperra The Gap vs Enoggera The Gap vs Upper Kedron The Gap vs Brookfield

Other comparisons with Bardon

Bardon vs Ashgrove Bardon vs Toowong Bardon vs Paddington Bardon vs Auchenflower Bardon vs Red Hill
Full data on The Gap Full data on Bardon
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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