Our patch / Bulimba 4171
Bulimba is the second most expensive of the six, behind Hawthorne, and the one where the premium is easiest to explain: Oxford Street, the ferry, and a flat walk to both. Forty per cent of the homes counted here are apartments, which is why the unit market trades more thickly than the houses do.
The numbers
Every figure on this page is Cotality's, for the twelve months to July 2026, and we have left it as published rather than rounding it into a nicer shape. The median is the middle sale price, not an average, and not a valuation.
Kaló haus found here
17
Median house price
$2,275,000
Houses sold, 12 months
91
Days on market
30
Median unit price
$1,200,000
Cotality, data to July 2026. Brisbane is the whole council area.
Cotality, data to July 2026. Brisbane is the whole council area.
Median house, a year earlier
$2,000,000 in the twelve months to July 2025
Change in median value
+8.3% over twelve months. This is Cotality's valuation series, which runs on a different base from the median sale price above, so the two will not agree and are not meant to.
Vendor discount
-5.4% from the asking price, typically
Units
$1,200,000 median, 115 sales, 22 days to sell
In context
Cotality, data to June or July 2026 depending on the suburb. The periods are not identical, so read this as the order rather than the gap.
The rest of the patch
We have bought right across Brisbane, 306 kaló haus in 108 suburbs, and we will happily work anywhere in the city. This patch is simply where we have done it most often, and the whole of it is on Our patch.
Who lives here
61%
Owner occupied
39%
Rented
$1,250
Median weekly rent, house
$785
Median weekly rent, unit
2.9%
Gross yield, house
3.4%
Gross yield, unit
7,623
Population
40
Median age
$146K
Median household income
Tenure, population, age and household income are ABS Census 2021. Rents are the Cotality median weekly asking rent, read November 2026, with periods running from June to October 2026 depending on the suburb. Gross yield is the annualised rent against the median sale price on this page, before costs, so it is a comparison between suburbs rather than a forecast of your return. A thin rental market moves these figures around, and where a suburb has too few sales to mean anything the line is left out rather than filled in.
Before you buy here
The 2011 river flood reached built up areas south of Oxford Street and down towards Hawthorne, and the ferry terminal went under again in 2022. Much of the suburb sits well above that, but the line is not where people assume it is, so we read the FloodWise report rather than the contour.
Brisbane City Council publishes flood risk address by address through the FloodWise Property Report. There is no suburb level answer, and anyone who gives you one is guessing. Council's creek mapping was last updated in September 2024, so older advice may be out of date.
The Bulimba ferry terminal is closed from 9 November to mid December 2026 for works. Hawthorne is the alternative, with route 232 and the peak Shuttle 23 running as replacements.
Roads, rail and river
Ferry
Bulimba terminal on Oxford Street, 0.7km, on the F1, F11 and F21
Train
Morningside station is the nearest on the Cleveland line
Road
4.1km to the CBD
State school catchments
Primary
Bulimba State School and Murarrie State School
Secondary
Balmoral State High School
Catchments follow streets, not suburb boundaries, and Bulimba falls across more than one. Confirm your exact zone by street address on EdMap before you let a catchment decide anything. We do this on every property.
What’s coming
Plenty gets talked about at an open home as though it were settled. Each item below carries the stage it is actually at, because the difference between a project under construction and one somebody has merely lodged is the difference between a reason to buy and a reason to wait.
Bulimba Barracks, 167 Apollo Road
Roughly 800 to 855 homes across about 20 hectares, with a retail and hospitality hub in the heritage Fabrication Shed approved in April 2025 and a first 69 unit stage approved that August. No construction start has been announced. The developer is Shayher Group, not Mirvac, whatever you may have been told.
Apollo Road ferry terminal upgrade
New seating, shelter and lighting. Site preparation began late September 2026 and the work is due to finish early 2027. Separately the Bulimba terminal itself closes from 9 November to mid December 2026 for maintenance.
Two things get quoted at open homes across all of Brisbane and both are worth getting right. Cross River Rail is now expected to carry its first passengers in 2029, not 2026, and its four new stations are Boggo Road, Woolloongabba, Albert Street and Roma Street, so most of the eastern suburbs gain network capacity rather than a station. And the 2032 main stadium is at Victoria Park: the Gabba rebuild was abandoned in March 2025 and the athletes village moved from Northshore Hamilton to Bowen Hills.
Checked 27 October 2026. Development status changes constantly, so we check every one of these again before you make an offer rather than trusting this page.
Ninety one houses changed hands in the year to July 2026, and they took thirty days to sell against twenty across Brisbane. That is not a slow market. It is a market where buyers take their time at this price, and where the vendor discount sits at -5.4%.
The market now
The medians above cover the twelve months to July 2026, and Brisbane has turned since. Cotality has the city down 1.5 per cent in September 2026 and 4.7 per cent across the quarter, a sixth consecutive monthly fall, leaving values close to 6 per cent below the peak they reached in May. Annual growth was revised down from 10.8 per cent to 5.9 per cent in a single release.
Here is the clearest measure of how far it has turned. A year ago a house in Brisbane sold in a median 17 days. It now takes 38. The figure for Bulimba above is a median across the twelve months to July 2026, not today, which is exactly why a twelve month median is the wrong thing to buy off on its own. Total listings are up more than 60 per cent while new listings have fallen, sales are down about 27 per cent on the same quarter last year, and in the week to 24 October only 21 per cent of Brisbane auctions sold under the hammer. A hundred and seventeen passed in. Every one of those is a conversation rather than a contest.
Two other things are shaping who you are bidding against. The cash rate has been at 4.6 per cent since the end of September, and from July 2027 negative gearing on residential property is limited to new builds while the fifty per cent capital gains discount is replaced by indexation plus a minimum tax. Both are law, neither touches the main residence exemption, and your accountant is the right person to advise you on your own position. The effect we see at inspections is fewer investors in the room.
What all of that means for a buyer here: a twelve month median is a rear view mirror, and right now it is flattering. There is more stock, more time, and more room to negotiate than there has been in four years.
Cotality Monthly Housing Chart Pack, October 2026; Domain auction results, week to 24 October 2026, preliminary; Reserve Bank of Australia; Australian Taxation Office. Read on 27 October 2026 and superseded by the November release.
An hour, no charge, and no commitment at the end of it. If we cannot add value to your search in Bulimba, we will say so on the call.