Bulimba Creek runs through it, and the flat ground near the creek behaves very differently from the rise. This is a suburb where the flood report changes the shortlist.
Our patch / Tingalpa 4173
Tingalpa is seventy two per cent owner occupied and still sells a house in sixteen days. It is the last pocket on this side of town with this much land at this price.
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
2
Median house price
$1,220,000
Houses sold, 12 months
85
Days on market
16
Median unit price
$815,000
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
$1,055,000 in the twelve months to July 2025
Change in median value
+10.7% 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
-2.9% from the asking price, typically
Units
$815,000 median, 38 sales, 13 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
72%
Owner occupied
28%
Rented
$770
Median weekly rent, house
$650
Median weekly rent, unit
3.3%
Gross yield, house
4.1%
Gross yield, unit
8,461
Population
38
Median age
$101K
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
On the bayside there are three separate questions rather than one: the creek catchment, storm tide off Moreton Bay, and overland flow after heavy rain. They do not overlap neatly, and a property can be clear of one and exposed to another. Council maps all of it address by address, so that is what we read rather than working from the contour or the street name.
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.
Roads, rail and river
Train
Murarrie station 2.6km, Hemmant 3.1km
Bus
nearest stop 0.1km
Road
10.2km to the CBD
State school catchments
Primary
Tingalpa State School and Wondall Heights State School
Secondary
Brisbane Bayside State College
Catchments follow streets, not suburb boundaries, and Tingalpa 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.
Bulimba Creek runs through it, and the flat ground near the creek behaves very differently from the rise. This is a suburb where the flood report changes the shortlist.
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 Tingalpa 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 Tingalpa, we will say so on the call.