New Farm vs Springfield LakesTwo Brisbane suburbs compared for a home loan
New Farm (QLD 4005) is approximately 2 km east of the Brisbane CBD, on a peninsula of the Brisbane River. Springfield Lakes (QLD 4300) is south-west of the Brisbane CBD in the Greater Springfield area, beside the Centenary Motorway. At the 2021 Census, New Farm had 12,197 residents with a median age of 39, and Springfield Lakes had 17,211 residents with a median age of 31.
The most common occupied dwelling was flats and apartments in New Farm and separate houses in Springfield Lakes. Flats and apartments made up 74% of occupied dwellings in New Farm and 0% in Springfield Lakes, while 54% of New Farm households rented compared with 44% in Springfield Lakes. 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 4005 · Inner Brisbane
New Farm
A guide to buying in New Farm, Brisbane's riverside peninsula of character houses and apartments, covering overlays, flood mapping and lending.
Brisbane City Council. Approximately 2 km east of the Brisbane CBD, on a peninsula of the Brisbane River.
Read the full New Farm guideQLD 4300 · Greater Springfield
Springfield Lakes
A guide to buying in Springfield Lakes, a master-planned Ipswich suburb of family houses near rail, a new public hospital and a university campus.
City of Ipswich. South-west of the Brisbane CBD in the Greater Springfield area, beside the Centenary Motorway.
Read the full Springfield Lakes guide
What buying in New Farm and Springfield Lakes 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 New Farm and Springfield Lakes.
Your prices and deposit
Enter the price you are seeing in each suburb. BorrowWise does not quote prices, so the comparison uses yours.
- Loan amount
- $1,437,960
- Loan to value ratio
- 93.2%
- Transfer duty, Queensland
- $58,450
- Lenders mortgage insurance
- $57,960
- Upfront cash needed
- $161,450
- Loan amount
- $824,071
- Loan to value ratio
- 89.0%
- Transfer duty, Queensland
- $26,778
- Lenders mortgage insurance
- $14,571
- Upfront cash needed
- $129,778
- At these prices, New Farm costs $3,720 more a month than Springfield Lakes and needs $31,673 more cash upfront.
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.
New Farm and Springfield Lakes: 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 | New Farm | Springfield Lakes |
|---|---|---|
| People and households | ||
| Residents | 12,197 | 17,211 |
| Median ageAustralia 38 | 39 | 31 |
| Average household sizeAustralia 2.5 | 1.9 | 3.0 |
| Median household income, weeklyAustralia $1,746 | $2,069 | $2,184 |
| Housing costs at the 2021 Census | ||
| Median rent, weeklyAustralia $375 | $405 | $410 |
| Median mortgage repayment, monthlyAustralia $1,863 | $2,264 | $1,800 |
| Who owns and who rents | ||
| Households rentingAustralia 31% | 54% | 44% |
| Owned with a mortgageAustralia 35% | 21% | 46% |
| Owned outrightAustralia 31% | 24% | 10% |
| Types of home | ||
| Separate housesAustralia 72% | 20% | 96% |
| Townhouses, terraces and semi-detachedAustralia 13% | 4% | 4% |
| Flats and apartmentsAustralia 14% | 74% | 0% |
| Homes with two bedrooms or fewer | 63% | 3% |
| Homes with four bedrooms or more | 12% | 67% |
| Dwellings unoccupied on Census night | 12% | 7% |
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 New Farm and Springfield Lakes
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.
New Farm
- Upgraders
- Downsizers
- Investors
- First home buyers
- Very small apartments, and units in buildings with a large short-stay or commercial component, may be treated as non-standard security with lower maximum loan-to-value ratios.
- Body corporate levies in amenity-rich riverfront buildings are counted as living expenses and reduce assessed borrowing capacity.
- Flood mapping for river and overland flow can affect insurance cost and availability, which lenders may wish to confirm before settlement.
- Character houses have few direct comparable sales, so valuations can differ from the contract price and a deposit buffer may be useful.
- Renovation plans for pre-1947 houses depend on overlay approvals, which affects the timing and structure of any construction loan.
Springfield Lakes
- First home buyers
- Investors
- Upgraders
- Plentiful comparable sales mean valuations are closely evidence-based, and house and land packages may be valued below the contract price.
- Construction loans are drawn progressively and require a fixed-price contract, approved plans and builder insurance before the first payment.
- Lenders apply higher living expense benchmarks for dependent children, which reduces borrowing capacity for larger families.
- Low-deposit buyers may wish to compare lenders mortgage insurance with the Australian Government 5% Deposit Scheme.
- Properties mapped for bushfire or overland flow may carry higher insurance premiums, which lenders count among ongoing expenses.
Housing stock in New Farm and Springfield Lakes compared
New Farm
- Character houses
- Queenslander, Federation and interwar timber houses on compact lots, many covered by character or heritage overlays.
- Interwar and art deco flats
- Small walk-up brick blocks with period features, limited parking and modest body corporate funds.
- Modern riverfront apartments
- Buildings from the 1990s onward on former wharf and industrial land, often with lifts, pools and higher levies.
Springfield Lakes
- Four-bedroom project houses
- Slab-on-ground brick and rendered family homes built since 2000, the overwhelmingly dominant dwelling type.
- Small-lot and terrace-style houses
- Newer homes on narrower lots in later stages, generally at a lower entry point than larger family houses.
- Townhouses
- A small number of complexes under body corporate management, with levies to be factored into budgets.
Official sale price and rent figures for New Farm and Springfield Lakes
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.
New Farm
- Median house price, 2026 Q1 (Brisbane City LGA)
- $1,480,000
- Median unit price, 2026 Q1 (Brisbane City LGA)
- $888,000
- Median weekly rent, 2 bedroom flat, 2026 Q2
- $740
- Median weekly rent, all dwellings, 2026 Q2
- $700
Source: Queensland Government Statistician's Office, Queensland Treasury; Residential Tenancies Authority (Queensland).
Springfield Lakes
- Median house price, 2026 Q1 (Ipswich City LGA)
- $909,500
- Median unit price, 2026 Q1 (Ipswich City LGA)
- $711,445
- Median weekly rent, 3 bedroom house, 2026 Q2
- $640
- Median weekly rent, all dwellings, 2026 Q2
- $670
Source: Queensland Government Statistician's Office, Queensland Treasury; Residential Tenancies Authority (Queensland).
Transport, schools and amenities in New Farm and Springfield Lakes
New Farm
Transport
- New Farm Park ferry terminal (ferry)
- Sydney Street ferry terminal (ferry)
- Route 199 (bus)
- Route 196 (bus)
- Brunswick Street (road)
Schools and campuses
- New Farm State School (primary, government)
- Holy Spirit School (primary, catholic)
- Fortitude Valley State Secondary College (secondary, government)
Amenities
- New Farm Park
- Brisbane Powerhouse
- Merthyr Village Shopping Centre
- New Farm Library
- Merthyr Park
Springfield Lakes
Transport
- Springfield Central Station (train)
- Springfield Station (train)
- Centenary Motorway (road)
- Translink local buses (bus)
Schools and campuses
- Springfield Lakes State School (primary, government)
- Good Shepherd Catholic Primary School (primary, catholic)
- Springfield Central State High School (secondary, government)
- University of Southern Queensland, Springfield campus (tertiary, university)
Amenities
- Mater Hospital Springfield
- Orion Springfield Central
- Robelle Domain and Orion Lagoon
- Spring Lake, Regatta Lake and Discovery Lake
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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