Is Boondall a Good Suburb? 2026 Prices, Crime & Flood Data

Boondall is one of those Brisbane suburbs that gets discussed in family group chats more than in the property press. North of the CBD, between Sandgate and Banyo, dominated by post-war houses on full blocks, ringed by Cabbage Tree Creek and the Boondall Wetlands. It is neither a glamour suburb nor a problem suburb, which is exactly why a buyer wants the numbers, not the vibe.

We pulled three years of house sales, the schools and catchment, the last 12 months of recorded offences and the flood overlays. Here is what they say. We stopped the window at 2023 on purpose, because anything older drags in COVID-era price distortion and turns a clean story into a noisy one.

Prices: the sub-$1M door closed in 2025

The 2023-to-2025 line tells the whole story. $777,000 to $1,018,000 in two full calendar years. That is +31 percent on the median, or roughly a 14 percent compound annual growth rate. The last 30 houses sold in 2026 are medianing $1.19M, which puts the suburb firmly inside Brisbane million-dollar territory for the first time.

Townhouses tell the same story at a lower altitude. 31 townhouses sold in 2023 at a median of $550K. 44 sold in 2025 at $769K. That is a +40 percent move in two years, which is what happens when established suburbs hit the price where small block developers start subdividing. If you are weighing a block for its split potential, we pulled the council records on what actually happens when you subdivide in Queensland.

Schools: mid-tier catchment, one strong private option

Two schools sit physically inside Boondall:

• Boondall State School (government primary, ICSEA 1009, 621 students). A whisker above the national average of 1000. Solid local primary.
• St Joseph's Nudgee College (Catholic, boys-only, ICSEA 1115, 1,730 students). One of Brisbane's better-known private schools, on the southern edge of the suburb. ICSEA puts it near the 85th percentile nationally. Families with daughters will be looking outside the suburb (St Rita's Clayfield is the nearest comparable girls' option).

For state high school, Boondall is split between two catchments depending on the address. Most of the suburb falls into Aspley State High School (ICSEA 1005). The northern streets closer to Sandgate fall into Sandgate District State High School (ICSEA 1010). Both are mid-tier by Brisbane standards and statistically indistinguishable from each other. For reference, the top BCC state high catchments sit in the 1135-to-1145 ICSEA band, and the cheapest BCC catchment (Glenala) sits at 908. Aspley and Sandgate District both sit squarely in the middle.

The primary catchment is split. The southern part of Boondall falls into Taigum SS (ICSEA 962, below national average), while addresses closer to Boondall Road and the wetlands fall into Boondall SS. Anyone buying here for a particular primary catchment should check the official Queensland Department of Education boundary at the specific address, not the suburb centroid.

Crime: the year-on-year line is going the wrong way

We mapped every recorded Queensland Police Service offence to its ABS meshblock and counted only the meshblocks that sit inside Boondall. Here is the 12-month picture.

Two things stand out. Traffic and drug offences dominate the table, which is consistent with a suburb cut by the Gateway Motorway, the Boondall Entertainment Centre and a string of arterial roads. These are highway-and-venue incidents, not residential safety signals, and they inflate any headline "total offences" number for this suburb.

The metric a residential buyer should actually look at is unlawful entry (residential burglary). Here is the multi-year picture for Boondall:

Total recorded offences across Boondall meshblocks rose from 482 in the 12 months to March 2025 to 521 in the 12 months to March 2026 (about +8 percent). But unlawful entry, the metric a residential buyer cares about most, actually eased over the same windows: 45 down to 35. Motor vehicle theft ticked up slightly, from 11 to 13. The residential-burglary line is not following the overall total upward.

Flood: 9 percent of properties touch a flood layer

Boondall has a real flood story and a buyer should price it in. Cabbage Tree Creek and a network of overland flow paths cut through the suburb. 85 of 937 properties (9.1 percent) intersect at least one Brisbane City Council Flood Awareness layer:

• 79 properties sit in High creek flood risk areas along Cabbage Tree Creek.
• 59 properties sit inside the recorded February 2022 historic flood footprint.
• 17 properties have an Overland Flow Combined classification (water doesn't need a creek to flood these blocks).
• 1 property has a Storm Tide overlay on the wetland edge.

For 91 percent of the suburb the flood overlays are clean. For the 9 percent that are exposed, the exposure is concentrated, not random. The streets backing onto Cabbage Tree Creek (in the suburb's northern half) carry almost all of the High creek risk rating. This is the kind of suburb where the address matters more than the postcode for flood, which is also why suburb-level flood claims tend to mislead both ways.

Rental yield: 3.5 percent on a 3-4BR house

QLD RTA bond data for postcode 4034, most recent quarter:

• 3-bedroom house: $680 per week median
• 4-bedroom house: $800 per week median
• 3-bedroom townhouse: $650 per week median
• 2-bedroom flat: $580 per week median

Against a 2025 house median of $1.018M, a 3-bedroom house at $680 per week is a 3.47 percent gross yield. A 4-bedroom house at $800 per week against an indicative $1.20M is 3.47 percent gross. This is in line with inner-middle ring Brisbane houses generally. It is not a yield play.

The honest answer

Is Boondall a good suburb? It depends on what a buyer is solving for.

• For an owner-occupier who values quiet streets, big-block houses, wetland walks, and 25-to-30 minutes to the CBD by Shorncliffe line rail (Boondall station) or the Gateway: yes, with the caveat that the median is now $1M plus.
• For a family chasing a top state high catchment: not the right pick. Aspley and Sandgate District SHS are mid-tier (both ICSEA 1005 to 1010). The same money buys into Kedron SHS (ICSEA 1096) or Craigslea SHS (ICSEA 1070) catchments, both meaningfully higher.
• For a yield-focused investor: it is priced like the rest of north Brisbane and yields like the rest of north Brisbane. No edge either way.
• For anyone considering the streets next to Cabbage Tree Creek: get the property-specific flood history before bidding. The 2022 event hit 59 properties here.

Boondall in 2026 is a fully repriced inner-middle ring suburb with mid-tier state schools and real flood pockets. It is neither a hidden gem nor a trap. The data argues for honest, address-level due diligence rather than a yes-or-no on the suburb name.

Methodology

• Sales: PXR's database, database, joined on G-NAF address PIDs inside the Boondall suburb boundary. $200K to $5M filter to remove obviously erroneous rows. Houses only for the year table; townhouses and units called out separately.
• Schools: ACARA MySchool ICSEA snapshot, May 2026. Only schools physically inside the suburb are listed.
• Catchments: Queensland Department of Education 2024 release. State high catchment determined by spatial join of the suburb centroid against the catchment MultiPolygon.
• Crime: recorded QPS offences, meshblock-mapped to the suburb boundary (ABS SAL), 12 months to March 2026. Trend windows are complete 12-month windows: prior = 12 months to March 2025, recent = 12 months to March 2026.
• Flood: Brisbane City Council Flood Awareness Map (creek, overland flow, storm tide and historic event layers), spatially intersected with G-NAF property points inside the suburb.
• Rentals: QLD Residential Tenancies Authority bond statistics, postcode 4034, most recent quarter.

Comparing the north side? Our deep dives on Aspley and Sandgate cover the neighbouring suburbs on the same measures, and you can run any Boondall address through our flood risk tool. For the wider Brisbane picture, see which streets carry the worst flood risk and the suburbs where recorded crime is falling, or browse all our Queensland suburb research.