Carindale vs GreenslopesTwo Brisbane suburbs compared for a home loan
Carindale (QLD 4152) is approximately 13 km south-east of the Brisbane CBD, around Westfield Carindale and Bulimba Creek. Greenslopes (QLD 4120) is approximately 6 km south of the Brisbane CBD, between the South East Busway and Norman Creek. At the 2021 Census, Carindale had 16,535 residents with a median age of 43, and Greenslopes had 7,941 residents with a median age of 34.
The most common occupied dwelling was separate houses in Carindale and flats and apartments in Greenslopes. Flats and apartments made up 4% of occupied dwellings in Carindale and 48% in Greenslopes, while 15% of Carindale households rented compared with 53% in Greenslopes. These differences matter for finance, because lenders assess apartments, strata buildings and houses on land differently.
Both suburbs are in the same state, so transfer duty is calculated on the same scale and the difference in upfront cost comes from the purchase price. The panel below applies that scale, and an estimate of lenders mortgage insurance, to the prices you enter.
QLD 4152 · Eastern Brisbane
Carindale
Carindale is an eastern Brisbane suburb of large houses where 46.1 per cent of households owned outright and only 15.0 per cent rented.
Brisbane City Council. Approximately 13 km south-east of the Brisbane CBD, around Westfield Carindale and Bulimba Creek.
Read the full Carindale guideQLD 4120 · Inner South Brisbane
Greenslopes
Greenslopes is a small inner south Brisbane busway suburb where only 16.6 per cent of households owned their home outright at the 2021 Census.
Brisbane City Council. Approximately 6 km south of the Brisbane CBD, between the South East Busway and Norman Creek.
Read the full Greenslopes guide
What buying in Carindale and Greenslopes would mean for the loan
The difference between two suburbs is usually a difference in price, and price drives the deposit, the transfer duty, any lenders mortgage insurance and the repayment. Enter the prices you are seeing and the panel works out each of those for Carindale and Greenslopes.
Your prices and deposit
Enter the price you are seeing in each suburb. BorrowWise does not quote prices, so the comparison uses yours.
Enter a price for Carindale to see the repayment, transfer duty and upfront cash.
Enter a price for Greenslopes to see the repayment, transfer duty and upfront cash.
Warning: The interest rate used here is an example only. It is not a comparison rate and is not a rate offered by any lender, and it does not include fees and charges. Different rates, terms, fees or loan amounts will give a different result.
Estimates only. Repayments assume a principal and interest loan at a constant rate, which is an assumption and not a current market rate. Transfer duty is indicative for established homes, first home buyer relief depends on eligibility, and upfront cash includes an allowance of $3,000 for conveyancing and inspections. Lenders mortgage insurance is an estimate and is added to the loan. A lender makes its own assessment.
Carindale and Greenslopes: Census profile compared
Figures are from the 2021 Census, so rents, repayments and incomes have moved since. They are most useful for comparing one suburb with another and with Australia as a whole.
| Measure | Carindale | Greenslopes |
|---|---|---|
| People and households | ||
| Residents | 16,535 | 7,941 |
| Median ageAustralia 38 | 43 | 34 |
| Average household sizeAustralia 2.5 | 2.8 | 2.2 |
| Median household income, weeklyAustralia $1,746 | $2,375 | $1,974 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $530 | $370 |
| Median mortgage repayment, monthlyAustralia $1,863 | $2,400 | $1,974 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 15% | 53% |
| Owned with a mortgageAustralia 35% | 37% | 30% |
| Owned outrightAustralia 31% | 46% | 17% |
| Types of home | ||
| Separate housesAustralia 72% | 89% | 42% |
| Townhouses, terraces and semi-detachedAustralia 13% | 7% | 10% |
| Flats and apartmentsAustralia 14% | 4% | 48% |
| Homes with two bedrooms or fewer | 8% | 50% |
| Homes with four bedrooms or more | 68% | 19% |
| Dwellings unoccupied on Census night | 3% | 6% |
Source: Australian Bureau of Statistics, 2021 Census (CC BY 4.0). Tenure shares exclude households that did not state their tenure. Dwelling shares are of occupied private dwellings.
Home loan considerations in Carindale and Greenslopes
Lenders treat houses on land, townhouses and apartments differently, and some apply extra conditions to small apartments, high-density buildings or particular postcodes. These are the points each guide raises.
Carindale
- Upgraders
- Downsizers
- Lower loan-to-value caps commonly apply above certain loan or property value thresholds at this end of the market.
- Only 200 unoccupied dwellings out of 5,946 and 46.1 per cent outright ownership mean thin comparable sales.
- Valuation shortfalls are the main financing risk for the largest houses, so a deposit buffer helps.
- Bulimba Creek exposure should be checked through a FloodWise Property Report for the specific address.
- With only 850 rented dwellings, the rental market is small and investment lending is assessed differently.
Greenslopes
- First home buyers
- Investors
- Minimum internal floor area rules bear on the 374 one-bedroom dwellings and three studios in the suburb.
- Sinking fund adequacy in older walk-up blocks matters more than the level of current levies.
- Body corporate levies count as a committed expense and reduce assessed borrowing capacity.
- Norman Creek flooding should be checked through a FloodWise Property Report for the specific address.
- Investment lending is assessed differently, and median weekly rent of $370 sat below the national $375.
Housing stock in Carindale and Greenslopes compared
Carindale
- Detached estate houses
- Separate houses numbered 5,093 at the 2021 Census, 88.7 per cent of occupied homes.
- Four and five bedroom homes
- At the 2021 Census, 2,626 dwellings had four bedrooms and 1,288 had five or more.
- Limited townhouses and units
- Townhouses numbered 426 and flats or apartments only 214, or 3.7 per cent of occupied homes.
Greenslopes
- Walk-up flats
- Flats and apartments numbered 1,620 at the 2021 Census, 48.0 per cent of occupied homes, mostly in small blocks.
- Pre-war timber houses
- Separate houses numbered 1,414, or 41.9 per cent, concentrated on the higher ground.
- Townhouses
- Townhouse and semi-detached dwellings numbered only 339, or 10.0 per cent of occupied homes.
Official sale price and rent figures for Carindale and Greenslopes
Only figures published free of charge by a government agency are shown. Where none is published the space is left empty rather than filled with an estimate. Each guide charts the full series.
Carindale
No government agency publishes a free median sale price or rent series for Carindale, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Greenslopes
No government agency publishes a free median sale price or rent series for Greenslopes, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
Transport, schools and amenities in Carindale and Greenslopes
Carindale
Transport
- Carindale bus station (bus)
- Old Cleveland Road buses (bus)
- Gateway Motorway (road)
- Creek Road (road)
Schools and campuses
- Belmont State School (primary, government)
- Carina State School (primary, government)
- Citipointe Christian College (combined, independent)
Amenities
- Westfield Carindale
- Belmont Bushland Reserve
- Pacific Golf Club
- Belmont Private Hospital
- Carindale Library
Greenslopes
Transport
- Greenslopes busway station (bus)
- Logan Road buses (bus)
- Pacific Motorway (road)
- Logan Road (road)
Schools and campuses
- Greenslopes State School (primary, government)
Amenities
- Greenslopes Private Hospital
- Stones Corner retail strip
- Stephens Mountain
- Norman Creek corridor
School listings show name, level and sector only. Enrolment areas change, so confirm eligibility for a specific address with the school or the Queensland education department.
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Request a free assessment: Carindale or Greenslopes
An accredited mortgage broker can check your borrowing power against prices in Carindale and Greenslopes, and explain how lenders treat the homes you are considering. The assessment is free of charge and carries no obligation.