West End is an inner southern suburb of Brisbane, located along the Brisbane River, situated 3km south of the CBD.
West End is one of Brisbane's oldest suburbs and was originally farmland, used to transport goods up and down the river.
Originally, West End was a very working class neighbourhood, with sprinkled pockets of public housing throughout. Today it is one of Brisbane's most upmarket suburbs, and also one of the best performers for capital growth.
Houses in West End are now over $1.5M median price, almost doubling since the COVID19 pandemic and show no sense of slowing down.
Lifestyle
West End is a suburb with one of the best suburban city lifestyles in Queensland. It is known for its cafe and restaurant scene which is centred along boundary street and vulture street.
Largely in the past, West End was an industrial suburb by the riverside, however with better flood management in recent years, now this area is occupied with top end apartments by the river.
Orleigh Park & Davies Park are two common locations where locals exercise, relax and picnic. It is common for many locals to go for runs along the riverfront between these two parks, which make up the Hill End Peninsula.
School Zones
West End State School is within the suburb and serves students of public education that are a primary age.
Schooling in West End is best known for its zoning to Brisbane State High School in neighbouring South Brisbane. Brisbane State High School is known for its academic excellence, whereby many parents will purchase in the catchment zone simply to send their children to the school.
Private Schools are common for many of the upmarket families to end their children to. In West End, the two most common schools are Somerville House and Anglican Church Grammar School in nearby South Brisbane and East Brisbane. Brisbane Grammar School and Brisbane Girls Grammar School are also common across the river in Spring Hill.
Narbethong Special School is in nearby Woolloongabba and services only students of special needs.
Demographics
West End has one of the most ethnic diverse communities in Brisbane, with large populations of Chinese, Greek, Spanish and Vietnamese people. The Greek population in West End is one of the first establishments in Queensland.
Due to large gentrification, West End incomes have more than doubled over the past 15 years, moving from $976 in 2006 to $2,114 in 2021. Many of the original lower socioeconomic demographic has moved out of the suburb and is continuing to disperse due to urban renewal.
Family and personal incomes are also more than 30% above the national average at $2,720 and $1,139. There are a large number of units in West End, which makes these numbers even the more impressive.
Employment
West End has one of the highest managerial and professional employee ratios in Queensland with close to 60% of residents working in those fields. This has largely been a driving force in the gentrification of the suburb.
Hospitals, Education, IT and Law are all common fields for these professionals to work within. Cafes and restaurants employ many of the younger residents who tend to reside in the apartments of the suburb.
Many employees work within the CBD, South Brisbane and Woolloongabba, making it a very short commute into work.
Transport
As a riverfront suburb, there are a number of Ferry Services that run to the West End Ferry Terminal. The most common are the University of Queensland, New Farm and City Routes.
Buses are also common, and run throughout the main roads of the suburb including: Boundary Street, Vulture Street, Hargrave Road, Montague Road and Dornoch Terrace. Services generally run throughout the CBD, north, south and east of Brisbane.
Cycling and walking is a common theme for many residents as well, with work often being only a 10 minute cycle away. Close to 1/4 residents also work from home, many within professional roles.
Shopping Centre's, Restaurants & Facilities
West End is a walkers paradise, and one of the most walkable neighbourhoods in Brisbane with a walk score of 88/100.
The intersection of Boundary Street and Vulture Street is a fantastic location for locals to enjoy authentic cuisine restaurants, cafes and pubs. West End is a very hip suburb, and has many live gigs playing at pubs and hotels.
Gyms, fitness clubs and other lifestyle groups line the both Vulture and Boundary Street and are very common amongst residents, particularly young residents.
The West End Markets run every saturday at Davies Park and are a common location for many locals and visitors to wander and enjoy.
Shopping is mainly done in the CBD for main department store shopping. Sport is also common in West End being extremely close to the Gabba Sports Precinct.
Soccer, cricket, rugby league and aussie rules are all commonly followed sports in the suburb.
Development
Previously West End was compromised of close to 50% detached and semi detached houses. This number is closer to 25% today with close to 75% of the suburb being compromised of units.
Many of the unit developments have been along the previous industrial sections of the suburb which serve as a key past time of the suburb with trade by the riverside.
Today, many of the best development opportunities lie within the renovation and rebuilding of homes. Some of the renovations can make profits of over $1M.
Larger scale developments, both mixed commercial and residential are great opportunities too. The primary issue is the stock levels and intense competition for land 3km to the CBD.
Capital Growth
West End is one of Brisbane best suburbs for capital growth with historical growth rates for houses being close to 9%. Some of the best dwellings have been known to do as well as 11.5% year on year.
Largely due to the proximity of the CBD and the Hill End Peninsula being almost entirely flood free, West End remains a suburb which is constantly in demand for land.
Townhouses and apartments average closer to 6% and 3% generally. Apartments generally do not perform well due to oversupply in the suburb, and also neighbours such as South Brisbane and Woolloongabba.
Cash Flow
Due to extremely high capital growth, houses in West End generally yield between 2.6-3% on average year on year. Previously this number was closer to 4%.
Townhouses and units average between 5.5-6% yield which is exceptional, however units can go through large periods of vacancy when the market is down.
Commonly families lease homes in West End and professionals, students and singles rent units.
Rental Demand
Houses in West End have some of the lowest vacancy rates in Brisbane, averaging close to 1.5% year on year. The number of houses available to rent has been shrinking in recent years, due to large apartment developments shrinking stock levels.
Townhouses and Units average 2.5% vacancy rates. In times of down markets, this number can be between 4-5%, largely due to the oversupply in many parts of the suburb and surrounding neighbourhoods.
Rents in West End generally increase close to 3% per year, however since the COVID19 pandemic, this has averaged above 10%, meaning many of the lower socioeconomic demographic has been forced out.
Why You Require a Buyers Agent in West End
West End is possibly the closest suburb to Brisbane's CBD with a suburban feel to it that is riverfront.
Previously pre 2000, West End was one of Brisbane's undesirable suburbs which few looked at. Today it is in demand from everyone from developers, to upgraders, to interstate and international migrants.
Investors have caught onto the Queensland governments urban renewal scheme in the suburb and it is also a very well located suburb in relation to the 2032 Brisbane Olympic Games.
Prices in West End are continuing to rise, and the best stock is continuing to fall as developers and wealthier residents snap it all up.
Having a buyers agent in your corner is a sure way to have the experience at hand to secure the correct property at the correct price in the correct location, saving you hundreds of thousands on the way in and making you millions for years to come.
Why not seek Professional Advice from one of our Buyers Agents
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