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Buyers agent in Red Hill

3 properties secured for clients in Red Hill since 2024. What we bought, what we paid where the buyer agreed to say, and who did the buying.

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5.0 from 219 Google reviews

3

purchases in Red Hill

2024 to 2026

years we have bought here

$1,310,000 to $2,152,000

published prices (3 of 3)

Hunter Gather has bought 3 properties in Red Hill for clients since 2024. Of the purchases where the property type is on record, that is 1 house and 1 townhouse. Red Hill sits inside our Brisbane buying area, which our agents cover street by street rather than from a desk.

Where the buyer agreed to publish the price, Red Hill purchases ranged from $1,310,000 to $2,152,000 (3 of 3 published). The rest settled privately at the buyer's request.

The buying in Red Hill was done by Jillian Breen and Kate Wilson. Whoever you speak to first, the search runs on the same shared database and the same weekly cadence.

Where Red Hill sits

Red Hill is 3.2 kilometres north-west of the CBD and one of the oldest suburbs in Brisbane, named for the red soil on its hills. It is steep almost everywhere: workers' cottages from the 1880s onward climb the ridges either side of Musgrave Road and Waterworks Road, and the whole suburb fits in 1.6 square kilometres. Paddington shares the Enoggera Terrace ridge to the south, Kelvin Grove sits across Kelvin Grove Road to the east, Bardon and Ashgrove are over Ithaca Creek to the west and north-west. St Brigid's on Musgrave Road, the 1914 church on the hilltop, is the landmark you can see from every direction.

Boundaries
Ithaca Creek runs along the northern and western edge and ends in Red Hill, where it meets Enoggera Creek. Kelvin Grove Road is the eastern edge, the Normanby Fiveways the south-eastern corner, and Enoggera Terrace the ridge shared with Paddington to the south.
The roads
Musgrave Road (State Route 31, the shops, the buses, the run to the Normanby Fiveways and the city). Waterworks Road (the continuation of Musgrave Road west to Ashgrove and The Gap; the T2 lane starts here). Kelvin Grove Road (the eastern edge, the Inner City Bypass ramps and the Normanby busway station). Enoggera Terrace (the ridge to Paddington, once the tram line)
Next door
PaddingtonKelvin GrovePetrie TerraceBardonAshgroveNewmarket

The pockets

The suburb street by street: who each pocket suits and what to check there.

The numbers on the map above mark each pocket.

1The Musgrave Road village

Musgrave Road between the Enoggera Terrace corner and Windsor Road, with Prospect Terrace, Hammond Street, Zig Zag Street, Cochrane Street and Surrey Street behind it

The old high street. Musgrave Road was the main shopping strip before 1918 and still carries the Red Hill Shops bus stop, Botanica, the bakery, the fish and chips and the two pharmacies. Cottages on the side streets sit on some of the smallest lots in 4059 and most have no driveway at all. Petrie Terrace State School catchment for these streets; check the line on EdMap before you assume.

Suits Families who want the grocer, the doctor, the pharmacy and the bus at the bottom of the street, and can live with a small block to get it.

2The Enoggera Terrace ridge

Enoggera Terrace from the Musgrave Road corner toward the Ithaca War Memorial, and Glassey Street, Cook Street, Wellington Road and Cambridge Street dropping off it

The high line shared with Paddington: cooler, the city view, and the former Ithaca Town Council Chambers at the Kennedy Terrace corner. The big renovated Queenslanders here trade well above the suburb median and mostly before they reach the portals. The Petrie Terrace end hears Suncorp Stadium on a game night, so inspect on a Friday, not a Tuesday.

Suits Buyers who want the skyline from the front steps and Paddington's terraces on foot. The dearest addresses in the suburb.

3Arthur Terrace and the western ridge

Arthur Terrace, Primrose Terrace, Edith Terrace, Abraham Street, Dyne Street, Pascal Street, Garling Street, Thomas Street and Bramble Terrace

The Bardon side of the suburb, where the blocks stretch to 500 and 600 square metres and the verandahs look west to Mount Coot-tha and Ashgrove. Arthur Terrace has its own small run of shops with the bookshop and the coffee window, and Paddington Central is a walk down the hill. Ithaca Creek State School catchment for these streets.

Suits Families trading up for a full Queenslander on a bigger block, a quieter street and the Ithaca Creek State School catchment.

4Gilbert Park and the creek end

Fulcher Road, Kenwyn Road, Hawthorn Terrace, Dean Street, Glenrosa Road, Whitta Street, Bridge Street and Praed Street, down to Ithaca Creek

The flatter northern corner around the Broncos' training ground, the bowls club, the Goodstart and the fenced dog park. Woolcock Park and its playground sit on the ridge above. The trade-off is the creek: Ithaca Creek meets Enoggera Creek here, and the lowest blocks off Fulcher Road carry the flood overlay, so floor heights and the FloodWise report come first.

Suits Families with a dog, a pram and a rugby league habit who want Waterworks Road and the 380 at the end of the street.

5The Kelvin Grove Road edge

The top of Windsor Road, Bathurst Street, Thorn Street, Cairns Street and Murray Street, running down to Kelvin Grove Road

The eastern strip, where most streets flip to Kelvin Grove State College for primary as well as secondary; the lower end of Cairns Street and the Kelvin Grove Road frontages stay with Petrie Terrace State School. Gramps Cafe on Windsor Road, the Normanby at the bottom of the hill, the Normanby busway station and the Inner City Bypass ramps at the Fiveways. Kelvin Grove Road traffic is the thing to stand and listen to before you buy a frontage.

Suits Buyers who want Kelvin Grove State College for the whole run from Prep to Year 12, and the busway, QUT and Kelvin Grove Village on foot.

Schools and catchments

No mainstream state school sits inside Red Hill (Red Hill Special School on Waterworks Road is the only school in the suburb), so primary is split three ways. Ithaca Creek State School takes the western half from Arthur Terrace to the creek, Petrie Terrace State School takes the Enoggera Terrace ridge and the Musgrave Road village, and Kelvin Grove State College's primary campus takes the north-eastern streets toward Kelvin Grove: Bathurst, Thorn and Murray Streets and most of Windsor Road. By area that is about 46 percent Ithaca Creek, 41 percent Petrie Terrace and 13 percent Kelvin Grove, though slightly more homes sit on the Petrie Terrace side. Kelvin Grove State College is the state secondary for every address. All three run enrolment management plans with caps. The lines are drawn street by street, so check the exact address on EdMap and ask us which side of the line a house sits on before you inspect.

Primary catchments, splitPetrie Terrace and Ithaca CreekBy homes, about 52% Petrie Terrace and about 36% Ithaca Creek
Secondary catchmentKelvin Grove State CollegeEnrolment capped at 3,644,
Catchments touching the suburb3 primary, 1 secondaryDrawn street by street. Check the lot on EdMap.

State primary

Petrie Terrace State SchoolPrep to 6 · Cap 332

Prep to Year 6 on Moreton Street in Paddington, a walk down the hill from the Enoggera Terrace ridge and the Musgrave Road village, which are its Red Hill catchment. The smallest school in the area, with an equidistant catchment and a cap of 332 students and 45 Prep places in two classrooms, gazetted 22 August 2025.

40 Moreton Street, Paddington QLD 4064MapWebsite

Ithaca Creek State SchoolPrep to 6 · Cap 784

Prep to Year 6 in a heritage-listed 1930s building on Lugg Street in Bardon, open since 1885. The catchment for the western half of Red Hill: Arthur Terrace, the Waterworks Road side and the Gilbert Park end. Equidistant catchment, cap of 784 students and 100 Prep places in four classrooms, gazetted 22 August 2025. In-catchment addresses have a right to enrol; nobody else is guaranteed a seat.

49 Lugg Street, Bardon QLD 4065MapWebsite

Kelvin Grove State College (junior school)Prep to 6 · Cap 3,644

Prep to Year 6 on the college campus beside QUT, the primary catchment for the north-eastern streets of Red Hill toward Kelvin Grove: Bathurst, Thorn and Murray Streets, the upper end of Cairns Street and most of Windsor Road. A negotiated catchment with a college-wide cap of 3,644 students, gazetted 11 September 2026, and a waiting list for anyone out of catchment.

L'Estrange Terrace, Kelvin Grove QLD 4059MapWebsite

State secondary

Kelvin Grove State CollegeYears 7 to 12 · Cap 3,644,

Years 7 to 12 for every address in Red Hill, a kilometre or two down Kelvin Grove Road beside the QUT campus, with around 3,700 students across its junior, middle and senior schools. A negotiated catchment with a college-wide cap of 3,644, gazetted 11 September 2026. Out-of-catchment applicants go on a waiting list, siblings first, and the Programs of Excellence open to out-of-catchment students only after in-catchment demand is met.

L'Estrange Terrace, Kelvin Grove QLD 4059MapWebsite

Catholic and independent

St Finbarr's School, AshgrovePrep to 6

Co-educational Catholic primary, Prep to Year 6, on Betheden Terrace off Waterworks Road since 1925. The nearest Catholic primary to the Waterworks Road and Arthur Terrace side, five minutes by car.

Betheden Terrace, Ashgrove QLD 4060MapWebsite

St Joseph's College, Gregory TerraceYears 5 to 12

Catholic boys' college, Years 5 to 12, on Gregory Terrace in Spring Hill, a ten-minute run down Kelvin Grove Road or a bus from the Normanby busway station.

285 Gregory Terrace, Brisbane QLD 4000MapWebsite

Brisbane Grammar School and Brisbane Girls Grammar SchoolYears 5 to 12

The two Gregory Terrace schools in Spring Hill, boys and girls, Years 5 to 12, beside the Normanby busway station at the bottom of Kelvin Grove Road. Girls Grammar opened its Years 5 and 6 junior school in 2026.

Gregory Terrace, Spring Hill QLD 4000MapWebsite

Marist College AshgroveYears 5 to 12

Boys, Years 5 to 12, day and boarding from Year 6, on 26 hectares off Frasers Road in Ashgrove since 1940. Ten minutes up Waterworks Road.

142 Frasers Road, Ashgrove QLD 4060MapWebsite

Mt St Michael's CollegeYears 5 to 12

Girls, Years 5 to 12, a Catholic college on Elimatta Drive in the Ashgrove Avenues, ten minutes by car.

67 Elimatta Drive, Ashgrove QLD 4060MapWebsite

St Joseph's School, BardonPrep to 6

Co-educational Catholic primary, Prep to Year 6, on The Drive in Bardon. The other Catholic primary option for the Arthur Terrace side.

41 The Drive, Bardon QLD 4065MapWebsite

Early learning

Goodstart Early Learning Red Hill

Toddler and kindergarten rooms on Fulcher Road beside Gilbert Park, 6.30am to 6.30pm weekdays, with a bush kindy program and an Excellent rating. Waitlists apply across the inner west, so put your name down when you exchange, not when you settle.

19 Fulcher Road, Red Hill QLD 4059MapWebsite

C&K Paddington Kindergarten

Community kindergarten for three to five year olds on Charlotte Street, Paddington, with an extended-hours option until 6pm and a holiday program. Two groups on a five-day fortnight. Plan a year ahead.

12 Charlotte Street, Paddington QLD 4064MapWebsite

C&K QUT Kelvin Grove Community Childcare Centre

Long day care from six weeks to five years on School Street in Kelvin Grove, 7am to 6pm weekdays, handy for the Kelvin Grove Road side.

9 School Street, Kelvin Grove QLD 4059MapWebsite

Ashgrove West Preschool

C&K-affiliated community kindergarten for three and a half to five year olds on Waterworks Road at West Ashgrove, which names Red Hill among the suburbs it serves.

530 Waterworks Road, Ashgrove QLD 4060MapWebsite

The Ithaca Creek and Petrie Terrace line runs through the middle of the suburb and the Kelvin Grove strip is its own catchment again, so two houses a street apart can sit in different primary schools. All three schools cap out-of-catchment enrolments and Kelvin Grove State College is a negotiated catchment with a waiting list, so the in-catchment address is the whole game for Prep to Year 12. We pull the EdMap for the exact lot before every inspection.

Check the exact address on the Queensland EdMap. Early learning ratings on StartingBlocks.

Daily life in Red Hill

The places the week runs on: coffee and the school run, the evening out, the big shop, the pool and the GP.

Mornings

Botanica Real FoodIn the suburb

Salads, cake and take-home dinners from the Enoggera Terrace corner of the Musgrave Road shops, 8am to 6pm weekdays and 9am to 5pm weekends. The weeknight answer for a family that has run out of time.

Shop 9, 1 Enoggera Terrace, Red Hill QLD 4059MapWebsite

Gramps CafeIn the suburb

The neighbourhood cafe on Windsor Road at the Kelvin Grove end, open from 6.30am on weekdays and 7am on weekends. The school-run stop for the eastern streets.

110 Windsor Road, Red Hill QLD 4059MapWebsite

Little Red ProvidoreIn the suburb

A small morning-only providore on Windsor Road, 7am to 1pm weekdays and to midday on weekends.

63 Windsor Road, Red Hill QLD 4059Map

Scrumptious ReadsIn the suburb

An independent bookshop, gallery and events space on the Arthur Terrace shops, grown out of a cookbook collection. Saturday story sessions for the kids.

92A Arthur Terrace, Red Hill QLD 4059MapWebsite

FarineIn the suburb

The bakery on Musgrave Road in the village strip, a few doors from the pharmacies.

152 Musgrave Road, Red Hill QLD 4059Map

Evenings

The Normanby HotelIn the suburb

The 1890 pub at the Fiveways, heritage listed, with the wraparound balconies, the beer garden under the fig and a bistro that serves 11am to 9pm every day. On-site parking is across at 18 Kelvin Grove Road. The Friday night for the whole eastern side of the suburb.

1 Musgrave Road, Red Hill QLD 4059MapWebsite

Broncos ClubIn the suburb

The leagues club on Fulcher Road beside the training ground, open 10am to 3am seven days, with the dining room and bars, kids welcome early. Ten minutes on foot from most of the Waterworks Road side.

98 Fulcher Road, Red Hill QLD 4059MapWebsite

Red Hill SeafoodsIn the suburb

The local fish and chips on Enoggera Terrace at the Musgrave Road corner, Tuesday to Sunday evenings. Eaten at Woolcock Park or on the front steps.

22 Enoggera Terrace, Red Hill QLD 4059Map

OlivettosIn the suburb

The Italian on the Enoggera Terrace corner of the village, with Le Coin Bistro a door along. The easy family dinner without the car.

Enoggera Terrace, Red Hill QLD 4059Map

Latrobe Terrace and Given Terrace, PaddingtonIn the suburb

The Paddington strip is a walk down from the Enoggera Terrace ridge: The Paddo, Sassafras, the antique centre, Chapter IV and the Rosalie cinema further on. Most Red Hill families treat it as their own high street.

Latrobe Terrace, Paddington QLD 4064Map

The big shop

Woolworths Metro, Kelvin Grove Village5 min drive

The everyday supermarket on Musk Avenue in the QUT village, five minutes by car from the Musgrave Road end or a walk from the Kelvin Grove Road streets, with the pharmacy, the bakery and the takeaways around it.

57 Musk Avenue, Kelvin Grove QLD 4059MapWebsite

Aldi Kelvin Grove5 min drive

On Kelvin Grove Road at the Bishop Street corner, five minutes north of the Fiveways.

329 to 345 Kelvin Grove Road, Kelvin Grove QLD 4059Map

Paddington Central10 min drive

Woolworths, the butcher, the newsagent and the medical centre on Latrobe Terrace, ten minutes on foot down the hill from the ridge or five by car.

107 Latrobe Terrace, Paddington QLD 4064MapWebsite

Ashgrove: Coles and Woolworths5 min drive

Coles on Stewart Road and Woolworths on Ashgrove Avenue sit 300 metres apart at the Ashgrove shops, five minutes up Waterworks Road for the western side of the suburb.

17 Stewart Road, Ashgrove QLD 4060MapWebsite

Health and fitness

Red Hill Doctors SurgeryIn the suburb

General practice on Windsor Road in the village, 7.30am to 6pm Monday to Thursday, to 5pm Friday and Saturday mornings. Windsor Road Pharmacy and the Red Hill Day and Night Pharmacy on Musgrave Road are around the corner.

11 Windsor Road, Red Hill QLD 4059MapWebsite

Ithaca Pool10 min drive

Council's 25-metre heated outdoor salt-water pool on Caroline Street opposite Suncorp Stadium, six lanes, a shaded shallow end, learn to swim and lap swimming from 5.30am. Ten minutes from the Enoggera Terrace ridge on foot.

14 Caroline Street, Paddington QLD 4064MapWebsite

Royal Brisbane and Women's Hospital10 min drive

The nearest emergency department, at Herston, about ten minutes by car down Kelvin Grove Road and across the Inner City Bypass outside the peak.

Butterfield Street, Herston QLD 4029MapWebsite

Pulse PilatesIn the suburb

Reformer classes on Enoggera Terrace near the Musgrave Road corner.

Enoggera Terrace, Red Hill QLD 4059Map

Getting around

Roma Street by busAbout 3 minRoute 350 from the Normanby Fiveways, off-peak
CBD by car5 to 10 minDown Musgrave Road through the Fiveways, outside the peak
Airport by car20 to 25 minVia the Inner City Bypass and Airport Link, a toll each way

Bus

Routes 380 and 381 run The Gap to the city along Waterworks Road and Musgrave Road, stopping at Whitta Street, Glenrosa Road, Cairns Street, the Red Hill Shops, Hammond Street, the Normanby Fiveways and the Normanby Hotel before Wickham Terrace and Spring Hill. Route 350 comes through from Ashgrove to Roma Street and the city, stopping at Glenrosa Road and the Fiveways only. The Normanby busway station on the Northern Busway sits at the bottom of Kelvin Grove Road with eight routes through it, the 345 and 390 among them, for the eastern streets. The 61 Maroon CityGlider is a walk down to Latrobe Terrace from the ridge. Off-peak frequency on the 380 and 381 is roughly hourly on each, so check the timetable for the address you are looking at.

Route 380 timetableRoute 381 timetable

Train

No station in the suburb. Roma Street is the nearest, and the 350 gets there from the Normanby Fiveways in about three minutes off-peak, so most Red Hill families treat the bus as their train. Milton and Auchenflower on the Ipswich line are a ten-minute drive or a long walk down through Paddington.

Train timetable

Road

Five to ten minutes to the CBD by car down Musgrave Road through the Normanby Fiveways outside the peak. The Inner City Bypass ramp is at Kelvin Grove Road, which puts the airport at about twenty to twenty-five minutes via Airport Link, a toll each way, and Legacy Way's eastern portal at Kelvin Grove runs under Mount Coot-tha to Toowong and the Western Freeway for a $7 toll. The T2 lane on Waterworks Road runs inbound 7am to 9am on weekdays. Ashgrove in five, Toowong in ten, Mount Coot-tha in ten.

Bus routes

38038135034539061

Route numbers named in the bus notes above. Timetables on Translink.

Pinch points Waterworks Road and Musgrave Road are the only way in from The Gap and Ashgrove, and they back up toward the Normanby Fiveways from 7.30am. Kelvin Grove Road queues at the Inner City Bypass ramps. Parking is the Red Hill question: many cottages have no off-street park, the streets are narrow and steep, and a driveway cut into the hill is often the steepest part of the property. On Suncorp Stadium event days the Lang Park Traffic Area brings fifteen-minute parking limits and resident permits to the streets nearest the stadium; confirm whether the address you are looking at is inside the boundary. Musgrave Road shop parking is gone by 9am on a Saturday. Inspect a Musgrave, Waterworks or Kelvin Grove Road frontage at 5.30pm before you decide the traffic does not bother you.

Weekends

Gilbert ParkIn the suburbThe suburb's big park on Fulcher Road: the Brisbane Broncos' training ground and headquarters, the ovals, a playground and a fenced off-leash dog area off Kenwyn Road, with Ithaca Creek along the edge. Watching the Broncos train on a weekday morning is a Red Hill childhood.

  • Red Hill Bowls Sports & Community ClubIn the suburb

    The bowls club in Gilbert Park since 1930, now barefoot bowls, a bar and a kitchen, open Wednesday, Friday, Saturday and Sunday. Kids on the green, grandparents at the table. Five minutes from the city and it feels like a country town.

    22 Fulcher Road, Red Hill QLD 4059MapWebsite

  • Woolcock ParkIn the suburb

    The ridge-top park on Hawthorn Terrace above Gilbert Park with a playground and a basketball half-court. The after-school park for the Arthur Terrace and Waterworks Road side.

    Hawthorn Terrace, Red Hill QLD 4059MapWebsite

  • Neal Macrossan Park and Ithaca PoolIn the suburb

    Down the hill in Paddington opposite the stadium: the skate bowl, the fenced dog park, the playground and the heated pool. Where the Enoggera Terrace end of the suburb spends Saturday morning.

    14 Caroline Street, Paddington QLD 4064MapWebsite

  • Suncorp Stadium15 min walk

    The Broncos, the Reds, the Roar, the Lions of the NRLW and the big concerts, a fifteen-minute walk from the Enoggera Terrace ridge. Locals get pre-sale access to concerts. The same walk home is why the southern streets need the event-day check.

    40 Castlemaine Street, Milton QLD 4064MapWebsite

  • Victoria Park / Barrambin10 min drive

    Sixty-four hectares of open parkland at Herston across the Inner City Bypass, the old public golf course reopened as a park in June 2021. Part of the site is now the 2032 Games stadium precinct and the works are under way, so what is open changes; check before you promise the kids the hill.

    Herston QLD 4006MapWebsite

  • Mount Coot-tha10 min drive

    The botanic gardens, the planetarium, the summit lookout and the bush tracks, ten minutes up Waterworks Road and Jubilee Terrace or through Legacy Way.

    Sir Samuel Griffith Drive, Mount Coot-tha QLD 4066MapWebsite

  • Junior sport10 min drive

    Wests Juniors for rugby league at Bowman Park in Bardon draws from Red Hill, Paddington and Bardon. Ithaca Creek State School runs its own swimming club. Ask us which clubs the families on the street you are looking at actually use.

    Bowman Park, Simpsons Road, Bardon QLD 4065MapWebsite

The houses

What is here
Workers' cottages from the 1880s to the 1910s on the steep small lots either side of Musgrave Road and Enoggera Terrace, larger Queenslanders on the Arthur Terrace and Enoggera Terrace ridges, interwar and 1960s to 1980s brick on the gullies, and a run of 2000s rebuilds on the old cottage footprints. Roughly a third of the suburb's 2,480 dwellings are units and townhouses, most of them along Musgrave Road, Kelvin Grove Road and Windsor Road.
Block sizes
Small and steep is normal: recent house sales ran from 263 square metres on Windsor Road to 615 on Abraham Street, with 405 a common cottage lot. Two houses on the same street can sit on completely different terrain, so the site plan, the retaining walls and where the car goes matter as much as the floor plan.
Character overlays
Most of the pre-1947 housing sits under the traditional building character overlay, which protects the streetscape and steers extensions, and Red Hill is old enough that many cottages carry the pre-1911 overlay too, which keeps the original house intact and rules out demolition. Steep sites almost everywhere. Check both on City Plan before you plan a lift and build, and check whether the build-under and the retaining walls below the house were ever approved.
How it was built
  1. 1880s to 1910sWorkers' cottages climbed the steep small lots either side of Musgrave Road and Enoggera Terrace.
  2. 1914St Brigid's was built on the Musgrave Road hilltop, the landmark you can see from every direction.
  3. Before 1918Musgrave Road was the main shopping strip; the Red Hill Shops, the bakery and two pharmacies still trade there.
  4. Interwar to 1980sInterwar and 1960s to 1980s brick houses filled the gullies between the ridges.
  5. 2000sA run of rebuilds went up on the old cottage footprints.
  6. NowRoughly a third of 2,480 dwellings are units and townhouses, most along Musgrave Road, Kelvin Grove Road and Windsor Road.

What the money buys

$1.3m to $1.6m

A two or three bedroom workers' cottage on a small steep lot, usually unrenovated and often without a driveway, or a modern townhouse near Musgrave Road. Our lowest published Red Hill purchase settled at $1,310,000.

$1.7m to $2.5m

A renovated three or four bedroom cottage or Queenslander on 400 to 600 square metres, a car space cut in underneath and the deck facing the right way. Our published Red Hill purchases run to $2,152,000, and the suburb's four-bedroom median sits in this band.

$2.5m and above

The Enoggera Terrace ridge and the big blocks on the Arthur Terrace side: five bedrooms, the skyline or Mount Coot-tha from the verandah, and a level yard. Recent sales here ran to $3.7 million, mostly before they reached the portals.

3 purchases since 2024, all 3 with published prices from $1,310,000 to $2,152,000. Live grid on the page.

See the homes we have secured here

What to check before you buy in Red Hill

Flood

Ithaca Creek runs the northern and western edge of the suburb and ends here, meeting Enoggera Creek beside Gilbert Park. The flats off Fulcher Road and the lowest blocks down from Waterworks Road carry creek flood overlays, and the steep gullies put overland flow through yards that are nowhere near a creek. Ithaca Creek came through Ashgrove next door in February 2022. Pull the FloodWise Property Report for the exact lot, ask for the floor levels, and get a flood insurance quote before the building and pest, not after.

Flood Awareness MapFloodWise Property Report

Noise

Traffic first: Musgrave Road, Waterworks Road and Kelvin Grove Road all carry the western suburbs into the city, and a cottage on the high side of a busy road still hears it from the deck. Then Suncorp Stadium on game nights and concert nights, loudest on the southern streets toward Petrie Terrace. The Inner City Bypass hums along the eastern edge. Aircraft are a smaller issue this far west, but type the address into the Brisbane Airport flight path tool anyway, then stand in the yard at 7.30am, at 5.30pm and on a Friday game night.

Brisbane Airport flight path tool

Overlays and approvals

Traditional building character and pre-1911 on most of the older stock, steep sites almost everywhere, creek and overland flow on the low ground. City Plan's interactive mapping shows every overlay on the lot, and Development.i shows what the neighbours have been approved to build and whether the build-under, the carport cut into the hill and the retaining walls below you were ever approved.

City Plan mappingDevelopment.i

Catchments

Three primary catchments and one secondary, all with enrolment caps, and Kelvin Grove State College is a negotiated catchment with a waiting list. Check the lot on EdMap, then ring the school and ask about Prep places for the year you need.

Queensland EdMap

Red flags

  • A low block off Fulcher Road or below Waterworks Road with no FloodWise report, no floor-level survey and no current flood insurance quote. If the insurer will not quote, that is your answer.
  • A steep lot where the build-under, the carport cut into the bank or the retaining walls have no approvals on file. Ask for the Council records and the engineering before you fall for the finish.
  • A cottage with no off-street parking on a street that fills with stadium or commuter cars, inspected only on a quiet Tuesday. Go back on a Friday night and try to park.

Where the value sits

  • An unrenovated cottage on the high side of a quiet street off Arthur Terrace or Enoggera Terrace, with Mount Coot-tha or the skyline from the front and a level patch of yard behind. They go quietly and rarely reach the portals.
  • The Kelvin Grove Road side, where the same cottage is a touch cheaper, Kelvin Grove State College covers Prep to Year 12 from one address, and the busway and the village are on foot.
  • The Gilbert Park end above the flood line: the park, the bowls club, the Goodstart and the 380 at the end of the street, with a flatter block than the rest of the suburb offers.

Photos via Wikimedia Commons: Queensland Rail train at Brisbane Airport, Figaro at en.wikipedia, Public domain; Brisbane Transport bus, BrisbaneBuzSpotter, CC BY-SA 4.0; Story Bridge, Kangaroo Point, John Robert McPherson, CC BY-SA 4.0.

Red Hill purchases we can show

Every card is a real settlement for a Hunter Gather client. Prices appear where the buyer agreed to publish them.

Red Hill

House

3 bed2 bath2 car 567m²
$2,152,000 Jillian Breen, Kate Wilson
16 Jan 2026

Red Hill

Townhouse

3 bed2 bath2 car 212m²
$1,675,000 Jillian Breen, Kate Wilson
30 Jun 2025

Red Hill

3 bed1 bath2 car 311m²
$1,310,000 Jillian Breen, Kate Wilson
9 Oct 2024

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Buying in Red Hill: the questions we get

Kelvin Grove State College for secondary across the whole suburb. Primary splits three ways: Ithaca Creek State School for the western half from Arthur Terrace to the creek, Petrie Terrace State School for the Enoggera Terrace ridge and the Musgrave Road village, and Kelvin Grove State College's own primary campus for the north-eastern streets toward Kelvin Grove. Every one of them has an enrolment cap, so check the exact address on EdMap and ask us which side of the line a house sits on.

The creek end does. Ithaca Creek runs the northern and western edge and meets Enoggera Creek beside Gilbert Park, so the flats off Fulcher Road and the lowest blocks below Waterworks Road carry flood overlays, and the steep gullies push overland flow through yards well away from the creek. The ridges along Enoggera Terrace, Arthur Terrace and Musgrave Road do not. Every Red Hill purchase we make starts with the FloodWise report and the floor levels.

The 380 and 381 down Musgrave Road to Wickham Terrace and Spring Hill, the 350 from the Normanby Fiveways to Roma Street in a few minutes, or the Normanby busway station at the bottom of Kelvin Grove Road for the eastern streets. By car it is five to ten minutes through the Fiveways outside the peak. There is no train station in the suburb and no ferry.

Often, yes. Many of the original cottages have no off-street park, the streets are narrow and steep, and the driveways that do exist are cut into the hill. On Suncorp Stadium event days the streets nearest the stadium fall under the Lang Park Traffic Area with fifteen-minute limits and resident permits. We check where the car goes on every inspection before we talk about the kitchen.

In 2026, a renovated three or four bedroom cottage or Queenslander on around 400 to 600 square metres, a car space underneath and a deck with a view, on the Arthur Terrace side or one street back from Musgrave Road. Our published Red Hill purchases have landed between $1,310,000 and $2,152,000.

They share the Enoggera Terrace ridge and a lot of the same cottages. Paddington has the two villages, the pool, the park and the CityGlider at the top of the street. Red Hill is a touch cheaper for the same house, has Gilbert Park and the bowls club, and is closer to Kelvin Grove State College for the run from Prep to Year 12. Families who want to walk to everything usually end up on the Paddington side of the terrace; families who want the school and the bigger block end up in Red Hill.

Tell us what you are looking for in Red Hill.

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