Indooroopilly vs The GapTwo Brisbane suburbs compared for a home loan
Indooroopilly (QLD 4068) is approximately 8 km south-west of the Brisbane CBD, on the Brisbane River. The Gap (QLD 4061) is approximately 10 km north-west of the Brisbane CBD, in the valley between Mount Coot-tha and Enoggera Hill. At the 2021 Census, Indooroopilly had 13,622 residents with a median age of 33, and The Gap had 17,318 residents with a median age of 42.
In both suburbs the most common occupied dwelling was separate houses. Flats and apartments made up 45% of occupied dwellings in Indooroopilly and 1% in The Gap, while 45% of Indooroopilly households rented compared with 15% in The Gap. 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 4068 · Western Brisbane
Indooroopilly
Indooroopilly is a western Brisbane rail and retail centre split almost evenly between houses at 46.7 per cent and apartments at 45.4 per cent.
City of Brisbane. Approximately 8 km south-west of the Brisbane CBD, on the Brisbane River.
Read the full Indooroopilly guideQLD 4061 · North-Western Brisbane
The Gap
The Gap is a large bushland valley suburb where 92.0 per cent of occupied homes are separate houses and 45.1 per cent of households hold a mortgage.
City of Brisbane. Approximately 10 km north-west of the Brisbane CBD, in the valley between Mount Coot-tha and Enoggera Hill.
Read the full The Gap guide
What buying in Indooroopilly and The Gap 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 Indooroopilly and The Gap.
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 Indooroopilly to see the repayment, transfer duty and upfront cash.
Enter a price for The Gap 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.
Indooroopilly and The Gap: 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 | Indooroopilly | The Gap |
|---|---|---|
| People and households | ||
| Residents | 13,622 | 17,318 |
| Median ageAustralia 38 | 33 | 42 |
| Average household sizeAustralia 2.5 | 2.5 | 2.9 |
| Median household income, weeklyAustralia $1,746 | $2,078 | $2,573 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $440 | $490 |
| Median mortgage repayment, monthlyAustralia $1,863 | $2,058 | $2,253 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 45% | 15% |
| Owned with a mortgageAustralia 35% | 26% | 45% |
| Owned outrightAustralia 31% | 29% | 39% |
| Types of home | ||
| Separate housesAustralia 72% | 47% | 92% |
| Townhouses, terraces and semi-detachedAustralia 13% | 8% | 7% |
| Flats and apartmentsAustralia 14% | 45% | 1% |
| Homes with two bedrooms or fewer | 40% | 4% |
| Homes with four bedrooms or more | 30% | 54% |
| Dwellings unoccupied on Census night | 8% | 4% |
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 Indooroopilly and The Gap
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.
Indooroopilly
- First home buyers
- Investors
- Upgraders
- Houses and apartments hold near-equal shares, so due diligence differs sharply by property type.
- Minimum internal floor area rules tighten lending on the 224 one-bedroom dwellings recorded.
- Single-development exposure limits can delay approval within a large apartment complex.
- Body corporate levies are counted in serviceability and reduce borrowing power.
- Flood exposure varies by address, so obtain a FloodWise Property Report for the property.
The Gap
- Upgraders
- First home buyers
- Downsizers
- Mortgaged ownership at 45.1 per cent means serviceability usually binds before deposit.
- Whether a bushfire overlay applies is a council question for the specific address.
- Creek and overland flow flooding differ from river flooding, so obtain a FloodWise report.
- Insurers price bushfire and flood risk, and a lender requires cover at settlement.
- Only 15.3 per cent of households rented, so the tenant pool is small for investors.
Housing stock in Indooroopilly and The Gap compared
Indooroopilly
- Separate houses
- Separate houses numbered 2,406 at the 2021 Census, 46.7 per cent of occupied homes.
- Apartments
- Flats and apartments numbered 2,337, or 45.4 per cent of occupied homes, against 14.2 per cent nationally.
- Two bedroom dwellings
- At 1,815 dwellings, the most common size recorded at the 2021 Census, ahead of 1,549 with three bedrooms.
The Gap
- Detached family houses
- Separate houses numbered 5,438 at the 2021 Census, 92.0 per cent of occupied homes.
- Three and four bedroom homes
- At the 2021 Census, 2,458 dwellings had three bedrooms and 2,361 had four, with 844 having five or more.
- Almost no apartments
- Only 54 flats were counted among 5,914 occupied private dwellings, or 0.9 per cent.
Official sale price and rent figures for Indooroopilly and The Gap
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.
Indooroopilly
No government agency publishes a free median sale price or rent series for Indooroopilly, so none is shown. A broker can supply recent comparable sales for a specific property as part of a free assessment.
The Gap
No government agency publishes a free median sale price or rent series for The Gap, 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 Indooroopilly and The Gap
Indooroopilly
Transport
- Indooroopilly Station (train)
- Walter Taylor Bridge (road)
- Moggill Road (road)
- Indooroopilly bus interchange (bus)
- Jack Pesch Bridge (road)
Schools and campuses
- Indooroopilly State School (primary, government)
- Indooroopilly State High School (secondary, government)
- St Peters Lutheran College (combined, independent)
Amenities
- Indooroopilly Shopping Centre
- Indooroopilly Golf Club
- Brisbane River parkland
- Indooroopilly State High School
The Gap
Transport
- Waterworks Road (road)
- Settlement Road (road)
- Brisbane buses (bus)
Schools and campuses
- The Gap State School (primary, government)
- Payne Road State School (primary, government)
- Hilder Road State School (primary, government)
- St Peter Chanel Primary School (primary, catholic)
- The Gap State High School (secondary, government)
Amenities
- The Gap Village
- Enoggera Reservoir
- D'Aguilar National Park
- Walkabout Creek Discovery Centre
- Walton Bridge Reserve
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: Indooroopilly or The Gap
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