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Buyers agent in The Gap

3 properties secured for clients in The Gap 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 The Gap

2024 to 2025

years we have bought here

$922,000 to $1,394,000

published prices (2 of 3)

Hunter Gather has bought 3 properties in The Gap for clients since 2024. Of the purchases where the property type is on record, that is 1 house. The Gap 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, The Gap purchases ranged from $922,000 to $1,394,000 (2 of 3 published). The rest settled privately at the buyer's request.

The buying in The Gap was done by Jillian Breen, Kate Wilson, David Thomas and Jacob Butler. Whoever you speak to first, the search runs on the same shared database and the same weekly cadence.

Where The Gap sits

The Gap is the valley at the top of Waterworks Road, about ten kilometres north-west of the CBD by road, named for the gap between Mount Coot-tha and Enoggera Hill in the Taylor Range. Enoggera Creek runs down the middle of it, bush wraps it on three sides and the main entrance to D'Aguilar National Park at Walkabout Creek is at the top of the road. It is a big, settled family suburb: about 17,300 people, almost all in houses, 84 percent owner-occupied, with three state primary schools, a large state high school and The Gap Village on Waterworks Road. There is no train. The bus and the car do the work.

Boundaries
Ashgrove to the east down Waterworks Road. Bardon and the Mount Coot-tha forest along the south. Enoggera Reservoir and D'Aguilar National Park to the west. Upper Kedron and Keperra over the ridge to the north.
The roads
Waterworks Road (the spine, the village and every city bus). Settlement Road (north to Keperra and Ferny Grove). Payne Road (the southern loop). Hilder Road (the northern loop). Mount Nebo Road (west to Walkabout Creek and the ranges)
Next door
AshgroveBardonMount Coot-thaEnoggera ReservoirUpper KedronKeperra

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 village and the schools

Waterworks Road between Settlement Road and Payne Road, Illowra Street, Chaprowe Road, School Road, Glenella Street and Jimna Street

The middle of the valley. The Gap State School on the Settlement Road corner, The Gap State High and Payne Road State School a few hundred metres apart, St Peter Chanel on Chaprowe Road, and The Gap Village at 1000 Waterworks Road with Coles and ALDI. Walton Bridge Reserve is the park. Enoggera Creek and its tributaries run through here, so School Road, Glen Road, Glenella Street and parts of Chaprowe Road need the flood check.

Suits Families who want primary, secondary, the shops and the BUZ all on foot.

2Hilder Road and the north

Hilder Road, Kaloma Road, Settlement Road north of Waterworks Road, Petmar Street, Grimsby Street, Debbie Street and Yarrabee Road

The northern side of the valley around Hilder Road State School on Kaloma Road, opened in 1979. Post-war to 1980s family homes rising toward the Keperra ridge, with Wittonga Park on Hilder Road and the 380 bus on the loop. Most of these streets are in the Hilder Road State School catchment. On our sample Kaloma Road, Petmar Street and most of Hilder Road were clear of the bushfire overlay, but Yarrabee Road sits inside it and parts of Hilder Road, Debbie Street and Settlement Road carry creek flood mapping.

Suits Families who want Hilder Road State School, a quieter loop and a quick run north to Ferny Grove station.

3Payne Road and the south

Payne Road, Tandara Street, Gymea Street, D'Aguilar Road and Glen Road

South of Waterworks Road around Payne Road State School, opened in 1970, climbing toward the Mount Coot-tha forest. The 381 bus runs the loop. Payne Road itself is split between the Payne Road and The Gap State School catchments, and its lower end sits on the creek, so check both before you inspect.

Suits Families who want Payne Road State School and the Mount Coot-tha forest at the top of the street.

4The ridges and the forest edge

Mount Nebo Road, Highwood Road, Paten Road, Quirk Street, Currawang Street, Karara Street, Glenferrie Place and the courts off them

The western and southern edges where the streets run into the national park and the Mount Coot-tha forest. Bigger blocks, split-level and pole homes and the quietest streets in the suburb. Almost every street here sits inside the bushfire overlay on our sample, and Paten Road and Quirk Street also carry creek flood mapping. These streets are The Gap State School for primary.

Suits Families who want a big block, bush views and Walkabout Creek up the road, and will do the bushfire homework.

5The Ashgrove end

Glenquarie Place, Pender Street, Kilmaine Street, Hawick Street and Waterworks Road east of the golf course

The eastern corner beside Ashgrove Golf Club, with The Gap Tavern at Glenquarie Place. These streets fall in the Ashgrove State School primary catchment rather than The Gap's, with The Gap State High for secondary. Pender and Kilmaine Streets back onto bush and sit in the bushfire overlay.

Suits Families who want the shortest run to the city and Ashgrove State School, with The Gap's price tag.

Schools and catchments

The Gap State High takes almost the whole suburb for secondary. Primary splits three ways inside the suburb: The Gap State School for about 45 percent of the area (the middle of the valley and the western forest end), Hilder Road State School for the north and Payne Road State School for the south-east, about a quarter each, with Ashgrove State School at the eastern end and a small edge of Ferny Grove. Check the exact address on EdMap before you count on a school.

Primary catchments, splitThe Gap and Payne RoadBy homes, about 43% The Gap and about 28% Payne Road
Secondary catchmentThe Gap SHSState high school
Catchments touching the suburb5 primary, 2 secondaryDrawn street by street. Check the lot on EdMap.

State primary

The Gap State SchoolPrep to 6

Prep to Year 6 on the corner of Waterworks and Settlement Roads, open since 1912, with a special education program. The catchment for the middle of the valley and the western forest end, about 45 percent of the suburb's area. Enrolment management plan capping it at 590 students, equidistant catchment, gazetted 22 August 2025.

Corner of Waterworks Road and Settlement Road, The Gap QLD 4061MapWebsite

Payne Road State SchoolPrep to 6

Prep to Year 6 at 171 Payne Road, opened in 1970, with a special education program. The catchment for the southern side, about a quarter of the suburb. No published enrolment management plan.

171 Payne Road, The Gap QLD 4061MapWebsite

Hilder Road State SchoolPrep to 6

Prep to Year 6 on Kaloma Road, opened in 1979, the catchment for the northern side, about a quarter of the suburb. Capped at 498 students, gazetted 21 November 2025.

Kaloma Road, The Gap QLD 4061MapWebsite

Ashgrove State SchoolPrep to 6

Prep to Year 6 on Glory Street in Ashgrove, the catchment for the eastern corner: Glenquarie Place, Pender Street, Kilmaine Street, Hawick Street and the eastern end of Waterworks Road. Capped at 769 students.

31 Glory Street, Ashgrove QLD 4060MapWebsite

Ferny Grove State SchoolPrep to 6

Prep to Year 6 in Ferny Grove, the catchment for Kite Street and Wagtail Street in the north-western corner. Capped at 848 students, gazetted 22 August 2025.

Ferny Grove QLD 4055MapWebsite

State secondary

The Gap State High SchoolYears 7 to 12

Years 7 to 12 at 1020 Waterworks Road, opened in 1960, the state high school for almost the whole suburb. A negotiated catchment with an enrolment management plan capping it at 1,932 students, gazetted 31 July 2026, with set places for its Honours, Honours Music, Honours STEM, volleyball and Chinese Mandarin programs.

1020 Waterworks Road, The Gap QLD 4061MapWebsite

Ferny Grove State High SchoolYears 7 to 12

Years 7 to 12 in Ferny Grove, the catchment only for Kite Street and Wagtail Street in the north-western corner. Negotiated catchment capped at 2,118, gazetted 31 July 2026.

Ferny Grove QLD 4055MapWebsite

Catholic and independent

St Peter Chanel Primary SchoolPrep to 6

Co-educational Catholic primary, Prep to Year 6, on Chaprowe Road since 1972, in the middle of the valley.

41 Chaprowe Road, The Gap QLD 4061MapWebsite

Marist College AshgroveYears 5 to 12

Boys, Years 5 to 12, off Frasers Road in Ashgrove, ten minutes down Waterworks Road.

142 Frasers Road, Ashgrove QLD 4060MapWebsite

Mt St Michael's CollegeYears 5 to 12

Girls, Years 5 to 12, on Elimatta Drive in Ashgrove, ten minutes down Waterworks Road.

67 Elimatta Drive, Ashgrove QLD 4060MapWebsite

Early learning

C&K The Gap Community Kindergarten

Community kindergarten on Waterworks Road for three and a half to five year olds, rated Exceeding, 400 metres from The Gap State School. Home of Bob the Bilby, the puppet that inspired the one in Bluey.

1174-1180 Waterworks Road, The Gap QLD 4061MapWebsite

Cubbyhouse Montessori

Montessori early learning on Payne Road beside Payne Road State School.

177-181 Payne Road, The Gap QLD 4061MapWebsite

The primary lines run along the main roads, which means they split them: Settlement Road is shared between The Gap and Hilder Road, Payne Road and Waterworks Road between The Gap and Payne Road, and the eastern end of Waterworks Road goes to Ashgrove. 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 The Gap

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

Mornings

The Gap CanteenIn the suburb

The cafe in The Gap Village at 1000 Waterworks Road, beside the school run.

1000 Waterworks Road, The Gap QLD 4061Map

Banneton Bakery

Sourdough and pastries down Waterworks Road at West Ashgrove, on the way into the city.

Shop 3, 584 Waterworks Road, Ashgrove QLD 4060MapWebsite

Evenings

The Gap TavernIn the suburb

The local at Glenquarie Place with a bistro, a sports bar and a kids menu.

21 Glenquarie Place, The Gap QLD 4061MapWebsite

Alessio's PizzaIn the suburb

Pizza near the village, Tuesday to Sunday evenings.

Waterworks Road, The Gap QLD 4061MapWebsite

Ashgrove Golf ClubIn the suburb

Eighteen holes on Waterworks Road, inside The Gap despite the name, with the Wok Chop and Grill restaurant and public tee times.

863 Waterworks Road, The Gap QLD 4061MapWebsite

Blind TigerIn the suburb

The bar in The Gap Village.

1000 Waterworks Road, The Gap QLD 4061Map

The big shop

The Gap VillageIn the suburb

Coles and ALDI at 1000 Waterworks Road, with the pharmacy, medical centre and takeaway around them. The everyday shop for most of the suburb.

1000 Waterworks Road, The Gap QLD 4061MapWebsite

Woolworths Ashgrove10 min drive

Woolworths at Ashgrove Village, ten minutes down Waterworks Road.

16 Ashgrove Avenue, Ashgrove QLD 4060MapWebsite

Brookside Shopping Centre15 min drive

Coles, Woolworths, Big W and Target at Mitchelton, fifteen minutes over the ridge via Settlement Road, for the bigger run.

159 Osborne Road, Mitchelton QLD 4053MapWebsite

Health and fitness

Walton Bridge Medical CentreIn the suburb

General practice in The Gap Village, open until 8pm on weekdays and on weekend mornings and evenings.

1000 Waterworks Road, The Gap QLD 4061Map

The Gap Day and Night PharmacyIn the suburb

The village pharmacy beside Coles.

1000 Waterworks Road, The Gap QLD 4061Map

Just MovementIn the suburb

Strength, mobility, pilates and yoga classes on Settlement Road.

166 Settlement Road, The Gap QLD 4061MapWebsite

Getting around

Roma Street by bus22 to 28 minRoute 385 BUZ down Waterworks Road, morning peak
CBD by car20 to 25 minOutside the peak, via Waterworks Road and Musgrave Road
Central by trainAbout 31 minFrom Ferny Grove station, ten minutes' drive over the ridge

Train

There is no station in The Gap. Ferny Grove station, the end of the Ferny Grove line, is about ten minutes' drive over the ridge via Settlement Road, with trains every fifteen minutes in the morning peak and about 31 minutes to Central on the current timetable. Most families use the bus.

Train timetable

Bus

Route 385 is the BUZ down Waterworks Road to the city, about 150 trips on a weekday with 20 between 7am and 9am, reaching the Roma Street busway in 22 to 28 minutes in the morning peak. Route 380 runs the Hilder Road loop and 381 the Payne Road loop into the city via Wickham Terrace, and the 382, 383 and 384 Rockets run peak-hour expresses. Route 362 links Ashgrove and Brookside.

Route 385 timetableRoute 380 timetable

Road

About twenty to twenty-five minutes to the CBD by car outside the peak down Waterworks Road and Musgrave Road. Brookside and Ferny Grove are over the ridge via Settlement Road, and Mount Coot-tha is ten minutes. Waterworks Road is the only way in and out to the city, which is the trade for the valley.

Bus routes

385380381382383384362

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

Pinch points Waterworks Road is the one road to the city and it fills from 7am through Ashgrove and Red Hill. The school zones at The Gap State School, The Gap State High and Payne Road State School all sit within a few hundred metres of each other on Waterworks Road, Settlement Road and Payne Road. The village car park is busy on Saturday mornings. Inspect anything on Waterworks Road or Settlement Road in the morning peak.

Weekends

Walkabout Creek and Enoggera ReservoirIn the suburbAt the top of the suburb on Mount Nebo Road: the discovery centre with its resident platypus, kayaks and paddleboards on the reservoir, a swimming area, shore fishing and bush tracks into D'Aguilar National Park.

  • Walton Bridge ReserveIn the suburb

    The park beside the village on Enoggera Creek, with The Gap War Memorial, and home ground of The Gap FC for MiniRoos and juniors.

    Waterworks Road, The Gap QLD 4061Map

  • Wittonga ParkIn the suburb

    The neighbourhood park on Hilder Road. Council has a concept plan to upgrade the playground and picnic area, listed as pending funding.

    98 Hilder Road, The Gap QLD 4061MapWebsite

  • Mt Coot-tha forest15 min drive

    The Mount Coot-tha forest along the suburb's southern edge, with walking and mountain-bike trails, the lookout, the Botanic Gardens and the Planetarium a short drive round the mountain.

    Mount Coot-tha QLD 4066MapWebsite

  • Keperra Bushland

    Council bushland over the northern ridge off Levitt Road, for a shorter walk than the national park.

    70 Levitt Road, Keperra QLD 4054MapWebsite

  • Ashgrove Golf ClubIn the suburb

    Public tee times on the eighteen holes at the eastern end of Waterworks Road, and a meal after.

    863 Waterworks Road, The Gap QLD 4061MapWebsite

The houses

What is here
Post-war and 1960s to 1980s family homes on the valley floor, split-level and pole homes on the hillsides, and larger 1990s and 2000s houses on the courts at the forest edge. Almost everything is a house: 6,138 of the 6,292 dwellings at the 2021 census, and 84 percent owner-occupied. The Gap has very little that would fall under the character overlay.
Block sizes
Big by Brisbane standards: recent sales were 809 square metres on Payne Road and 850 on Clare Place, and the hillside lots are often larger but steep. Check the slope and the usable yard, not just the area on the title.
Character overlays
Our street sample found no traditional building character overlay in The Gap. The overlays that shape a purchase are bushfire, which covers about 40 percent of the road points we sampled and all of 77 streets, creek flood along Enoggera Creek and its tributaries, and landslide on the steeper lots. Check the lot on City Plan before you plan anything.
How it was built
  1. Post-war and 1960sFamily homes filled the valley floor, with split-level and pole homes climbing the hillsides.
  2. 1970Payne Road State School opened south of Waterworks Road as the streets climbed toward the Mount Coot-tha forest.
  3. 1979Hilder Road State School opened on Kaloma Road as the northern side of the valley filled toward the Keperra ridge.
  4. 1990s and 2000sLarger houses went up on the courts at the forest edge, the biggest blocks and quietest streets.
  5. NowAlmost everything is a house: 6,138 of 6,292 dwellings at the 2021 census, 84 percent owner-occupied.

What the money buys

Around $1.1m to $1.25m

An original three-bedder on the valley floor or a hillside house needing work. The three-bedroom median for the year to September 2026 was $1,252,000. Our lowest published purchase here is $922,000.

$1.3m to $1.6m

A four-bedroom family home on 800 square metres, renovated or close to it, near one of the three primary schools. The four-bedroom median was $1.48m. Our published The Gap purchases run to $1,394,000.

$1.8m and above

A large five-bedder with a pool on a big block, or an architect-designed house at the forest edge. The five-bedroom median was $1.8m.

3 purchases since 2024, 2 with published prices from $922,000 to $1,394,000. Live grid on the page.

See the homes we have secured here

What to check before you buy in The Gap

Flood

Enoggera Creek runs down the valley with Fish Creek, Jago Creek and Gap Creek feeding it. Our street sample found the February 2022 flood extent on Paten Road, Lochinvar Lane, School Road, Glen Road, Glenella Street, Quirk Street, Payne Road and parts of Bennett Road, Blucher Avenue, Lahore Street and Pangela Street, with the 1 percent annual chance extent reaching further along Chaprowe Road, Bromwich Street, Hilder Road and Settlement Road. Pull the FloodWise Property Report for the exact lot, ask for the floor levels, and get an insurance quote before the building and pest.

Flood Awareness MapFloodWise Property Report

Noise

Waterworks Road carries the buses and all the city traffic, and Settlement Road the run north. Off those two it is one of the quietest suburbs in Brisbane. Check the address on the Brisbane Airport flight path tool, then stand in the backyard at 7am and again at 9pm.

Brisbane Airport flight path tool

Overlays and approvals

Bushfire is the overlay The Gap is known for: on our sample it covers about 40 percent of the suburb's road points, including almost every street at the forest edge. Add creek flood and, on the steep lots, landslide. City Plan's interactive mapping shows every overlay on the lot, and Development.i shows what the neighbours have been approved to build. Ask the insurer for a quote with the bushfire rating before you exchange.

City Plan mappingDevelopment.i

Catchments

The Gap State High takes almost everyone. Three primary catchments split the valley, and The Gap State School, Hilder Road State School, Ashgrove State School and The Gap State High all run enrolment management plans. Check the lot on EdMap, then ring the school.

Queensland EdMap

Red flags

  • A forest-edge house bought without a bushfire attack level assessment or an insurance quote that reflects it.
  • A house on the creek flats of Paten Road, School Road or Glen Road with no floor-level survey. The February 2022 flood extent reached these streets.
  • A steep hillside block where the listing's land area hides a small usable yard and a costly retaining wall.

Where the value sits

  • A post-war or 1970s house on a flat 800 square metre block on the valley floor, above the creek and out of the bushfire overlay, walking distance to a primary school and the village.
  • Kaloma Road, Petmar Street, Tandara Street and Gymea Street, which on our sample were clear of both the bushfire overlay and creek flood mapping, a walk from Hilder Road or Payne Road State School.
  • The Ashgrove end, for families who want Ashgrove State School and the shorter commute at The Gap's price.

Photos via Wikimedia Commons: Ferny Grove station, TravellerQLD, CC BY-SA 3.0; Brisbane Transport bus, BrisbaneBuzSpotter, CC BY-SA 4.0; Story Bridge, Kangaroo Point, John Robert McPherson, CC BY-SA 4.0.

The Gap purchases we can show

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

The Gap

House

3 bed4 bath2 car 554m²
$1,394,000 Jillian Breen, Kate Wilson
14 Jul 2025

The Gap

3 bed1 bath1 car 673m²
$922,000 David Thomas
26 Apr 2024

The Gap

4 bed2 bath2 car 607m²
Undisclosed Jacob Butler

Other suburbs we buy in

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27 purchases secured for clients since 2024.

Bulimba

25 purchases secured for clients since 2024.

Balmoral

22 purchases secured for clients since 2024.

Buying in The Gap: the questions we get

The Gap State High for secondary across almost the whole suburb. Primary splits: The Gap State School for the middle of the valley, Hilder Road State School for the north, Payne Road State School for the south, and Ashgrove State School at the eastern end, with a small edge of Ferny Grove. Check the exact address on EdMap.

Parts of it. On our sample the bushfire overlay covers about 40 percent of the suburb's road points, mostly the streets that back onto the national park and the Mount Coot-tha forest. Check the lot on City Plan and get a bushfire attack level assessment and an insurance quote before you commit.

Along Enoggera Creek and its tributaries, yes. In February 2022 the flood extent reached streets including Paten Road, School Road, Glen Road and Glenella Street. The hillsides are clear of creek flooding. Pull the FloodWise report for any address near the creek.

The 385 BUZ down Waterworks Road runs about every fifteen minutes or better and reaches the Roma Street busway in 22 to 28 minutes in the morning peak. There is no train; Ferny Grove station is about ten minutes' drive. By car it is twenty to twenty-five minutes outside the peak.

In 2026, a renovated four-bedroom family home on around 800 square metres. The four-bedroom median for the year to September 2026 was $1.48 million and three-bedders sat around $1.25 million.

Ashgrove is closer, has the character Queenslanders and more places to eat. The Gap has bigger blocks, newer houses, the national park at the top of the road and more house for the money, with the same Waterworks Road bus. Families who want space usually end up in The Gap.

Tell us what you are looking for in The Gap.

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