4-Bedroom Medians Break $1M in Forest Lake, Pallara & Doolandella

The numbers don’t lie — Forest Lake and its neighbouring suburbs are holding firm at elevated price levels. Resilience defines this market right now — and the median figures across Forest Lake, Ellen Grove, Doolandella and Pallara prove it.

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Market Overview

House prices across the Forest Lake corridor remain firmly anchored at elevated levels. Forest Lake continues to lead the established suburbs, with four-bedroom houses holding around the $1.2 million mark and five-bedroom homes reaching $1.4 million or more. Pallara is also performing strongly, with four-bedroom houses sitting around $1.15 million and reinforcing its position in the upper tier of the local market.

Doolandella is tracking closely behind, with four-bedroom houses also holding near $1.2 million and larger homes moving into the low $1.2 million-plus range. Ellen Grove remains the more accessible entry point, with four-bedroom houses sitting near $1 million while still benefiting from the strength of surrounding suburbs. Overall, the data points to a market consolidating at higher price floors rather than showing sharp volatility.

Data reflects sales from November 2025 to February 2026 (as of presstime).

Meanwhile, the market for apartments/townhouses and units across Forest Lake, Ellen Grove, Doolandella and Pallara tells a slightly different story from detached housing, with prices sitting within tight bands and buyer demand remaining steady.

Overall, the figures suggest that townhouse prices across the four suburbs are remarkably consistent, generally clustering between $750,000 and $775,000, reinforcing their role as the key entry point for buyers seeking family-sized accommodation in the area.

Trend Direction

What stands out most over the last three months is not volatility, but resilience. Detached homes are holding steady across all four suburbs, and townhouse pricing is tightly grouped with little sign of downward pressure.

Pallara and Forest Lake continue to command the upper end of the market, Doolandella shows strong liquidity in its townhouse segment, and Ellen Grove maintains its position as the value-driven alternative.

Doolandella has always been considered the younger brother to Forest Lake. On average the properties are newer and since the Woolworths moved into the area 10 months ago, it feels like Doolandella has become more attractive. The store on the corner of Blunder Road and Crossacres Street has an 8 bay direct-to-boot service which is convenient for time-poor couples.

As the auction for 123 Bagnall Street in Ellen Grove moves nearer, it will be a great test of what 10,000+ square metres is worth in an area that is evolving rapidly. The house is unliveable but with over a hectare of land, this property will sell very well and as i write, I am delighted with the interest shown so far and we will be hoping to sell under the hammer on March 7.

Our recent sale at Panda Close in Doolandella was a complex record, it sold after 2 Open Homes for $780,000, $50,000 more than the previous highest price achieved in the complex. Surprisingly it sold to an investor, I say surprisingly because the first home buyer market has really taken off since October last year when the 5% deposit scheme was introduced for first home buyers. This has had an immediate impact on increasing house prices under the $1m mark.
We recently sold 2 properties off-market in Ellen Grove and 1 in Seventeen Mile Rocks. It’s an interesting case study for people who are constantly mising out on a purchase. We know a lot of properties that may sell soon and it’s always worth letting us know if you are in the market and pre-approved for finance.

I hear a lot of vendors say they would like to move but they have a list of things they want to do to their house first. Sometimes that list is not the same list that would get the best price on the market, we have a team of trades that work with us, and so it’s really easy to create the right to-do list and have it priced in preparation for sale, saving you money and hopefully doubling or trebling your return on that spend. Depending on the property, new carpet and paint for $10-15,000 can generate $50,000 in this market. I’m a big fan of red mulch and colour in a garden bed, it can make a big difference in the photography of the property.

What’s My House Worth?

Properties for Sale – Recent Listings

Below is a snapshot of recent listings on Forest Lake, Ellen Grove, Doolandella, and Pallara, revealing a diverse market with varied price points and configurations. While broader trends suggest price growth, these listings demonstrate the actual inventory available, from family homes to high-value estates.

A Deeper Dive Into the Numbers

Over the past six months, the Forest Lake corridor property market has shown steady, disciplined growth rather than rapid price spikes. Comparing three-month medians with six-month benchmarks reveals a pattern of gradual upward movement across both houses and townhouses.

Detached homes in Forest Lake, Pallara and Doolandella continue to anchor the market at higher price tiers, while the townhouse segment is tightening into a narrow pricing band driven by consistent buyer demand. The data suggests a market that is consolidating at stronger price floors, with modest gains of roughly $10,000 to $30,000 across many segments rather than sharp volatility.

Below are the median comparisons between houses and apartments, 3 months vs 6 months.

Some Development Applications in Forest Lake and Surrounds

Click on the pins to view the details. Click +/- to zoom in/out.

Published 27-February-2026. Data obtained from publicly available sources as of presstime.

Pallara Pushes for Direct City Bus Connection – ‘We’re Still Waiting’

Pallara residents are stepping up their campaign for better public transport, asking for a direct bus service to Brisbane City as the suburb’s population surges and commutes stretch beyond an hour each way.



A Suburb Outpacing Its Transport

Over the past few years, Pallara has changed dramatically. Once semi-rural, it’s now a growing community filled with new homes, young families, and busy streets. Yet as the population has surged, public transport has barely budged. Most residents still face a 1-hour and 15-minute commute each way, often involving multiple bus transfers just to get to work or school.

For many, the impact is more than just inconvenience. The extra travel time chips away at family life, adds daily stress, and forces people to rely on cars — contributing to congestion, higher emissions, and parking headaches across the city. It’s a reality that locals say shouldn’t exist in a modern, growing Brisbane suburb.

Voices Rising for Change

A new petition has been lodged and the request is straightforward: extend Route 137 or introduce a new direct bus line that connects Pallara to the city centre. The petition, open until 15 December 2025, has already drawn more than 200 signatures from residents eager for faster, more reliable transport.

Supporters point out that the nearby Willawong Bus Depot makes it easy and cost-effective to add services. They want frequent buses during peak hours and future planning that keeps pace with the suburb’s ongoing growth.

Pallara
Photo Credit: Neegzistuoja/Wikimedia Commons/CC Attribution-Share Alike 4.0 International 

A Longstanding Concern

This isn’t Pallara’s first transport battle. In 2022, locals voiced their frustrations through a Change.org campaign, demanding basic bus services. There were small steps forward, including plans for new stops on routes in the south. But for many, progress has been too slow and too limited.

Now, residents are no longer just asking for any bus — they want a direct, efficient connection to Brisbane City that could save commuters up to an hour a day, reduce traffic, and support Brisbane’s sustainability goals by encouraging more people to leave their cars at home.



It would also give Pallara what many believe it deserves: the same level of connectivity enjoyed by other growing suburbs.

Published 20-Oct-2025

Pallara State School Records Biggest Enrolment Growth in Brisbane

While more than half of Brisbane’s state primary schools have seen enrolment declines in the past three years, Pallara State School is bucking the trend, and in a big way.


Read: Future High School Planning Progresses in Pallara


The south-western suburb school has grown by 48 per cent since 2021, reaching 1,283 students in 2024. Forecasts show enrolments could hit 1,600 by 2027, making it one of the fastest-growing public primary schools in the state.

Photo credit: FS Riccobon/Google Maps

The growth reflects the dramatic population surge in Pallara–Willawong, where resident numbers have jumped by more than 50 per cent since the 2021 Census to around 15,710 people as of May this year, according to AreaSearch data.

The school’s rapid expansion stands in contrast to more than 100 Brisbane state primaries that have shrunk since 2021. Among the biggest declines were Hendra, Jindalee, Bulimba and Grand Avenue in Forest Lake, each losing between 16 and 50 per cent of students.

Pallara State School
Photo credit: FS Riccobon/Google Maps

In areas like Ironside and Aspley, strict enrolment catchment rules have capped intake. Elsewhere, families are increasingly turning to home-schooling or enrolling their children in private schools as early as Year 5.

The rising student numbers in Pallara have triggered planning for a new state high school to relieve future pressure on the local system. In a statement last month, local MP Leanne Enoch said the Department of Education was now conducting a land scan across the broader area to identify potential sites.

“We know from the growth at Pallara State School that a future high school will be required in the area to relieve the expected enrolment growth,” she said.

Education researchers say parents are becoming more deliberate about schooling choices, with many prioritising schools that match their children’s learning styles, academic goals, or social needs. That’s played out in suburbs like Kenmore, Moorooka and Hamilton, which have also recorded sharp enrolment increases.

Meanwhile, enrolment dips in traditionally popular suburbs like Graceville, Ascot and Bulimba suggest that some families are shifting students to private schools before high school entry.


Read: Community Petitions Push for Infrastructure Upgrades in Pallara


While overall demand for state schooling remains high — with nearly two-thirds of Queensland students enrolled in the public system — the enrolment reshuffle highlights the challenges of catering to a growing and increasingly mobile population.

Published 7-August-2025

Future High School Planning Progresses in Pallara

A future high school is being planned in Pallara as authorities assess potential sites to address growing enrolment pressures in the area.



Background and Community Context

Pallara has experienced significant population growth in recent years, particularly around Pallara State School. In response to rising enrolments, the school has introduced measures such as a split campus model, which will repurpose the former site at 282 Ritchie Road for Prep and Year 1 students. This change follows a $10.5 million expansion completed earlier, featuring a large modular building with 66 units and 17 classrooms.

To accommodate future growth, a dedicated working group formed several years ago has been coordinating with the Department of Education and local school leaders to advocate for long-term infrastructure solutions, including the need for a new secondary school.

Pallara State School
Photo Credit: Google Maps

Site Identification and Enrolment Forecasts

The Department of Education has confirmed it is currently conducting a land scan in Pallara and surrounding areas to identify suitable locations for a future high school. This evaluation is part of the department’s new schools pipeline, with planning considerations targeting a school opening between 2030 and 2035. However, with continued growth in the region and enrolments at Pallara State School expected to reach 1,600 by 2027, community members are calling for an accelerated timeline.

The evaluation process is being carried out under commercial confidentiality. Community leaders are encouraging residents to show support for the project and request the release of the findings to ensure transparency.

Short-Term Measures Already in Place

To manage immediate enrolment pressures, the split campus proposal is being implemented. This initiative is part of a broader infrastructure strategy by Education Queensland to respond to an anticipated 11.6% increase in the state’s school-age population between 2021 and 2031. It also aligns with state efforts to expand or construct new schools across high-growth suburbs in South East Queensland.

Community Engagement and Support

Community participation has been central to recent efforts. Supporters of the future high school plan have also been circulating a petition, both online and through printed forms, to emphasise the need for urgent action.

A local working group has played a key role in bringing together stakeholders, including school principals and departmental staff, to push for a formal response to increasing demand.

Pallara future high school
Photo Credit: LeeanneEnochMP

Next Steps



While a high school for Pallara is included in long-term infrastructure plans, local advocacy continues to focus on ensuring that land is identified and secured without delay. Updates are expected as the land scan progresses and more information becomes available from the department.

Published 4-Aug-2025

Community Petitions Push for Infrastructure Upgrades in Pallara

Residents in Pallara are backing several petitions calling on city officials to address longstanding issues involving traffic signals, footpaths, and road surface conditions across key local streets.



Background and Context

Pallara has experienced significant population growth, prompting calls for improved local infrastructure. The construction of the Pallara Shopping Village on Gooderham Road in March 2025 has increased local traffic volumes, especially at the intersection with Pallara Avenue. Meanwhile, roads such as Ritchie Road have been subject to prolonged wear, with concerns raised over pedestrian safety and stormwater drainage.

Local official Emily Kim is actively promoting petitions to secure formal responses from BCC leadership, stating that such mechanisms are among the few ways residents can ensure attention from decision-makers.

Traffic Signals Sought for Key Intersection

One petition focuses on the installation of traffic lights at the intersection of Gooderham Road and Pallara Avenue. According to the petition’s details, traffic flow has increased sharply following the opening of Pallara Shopping Village, and delays in entering and exiting the area have become a regular issue.

Transport for Brisbane has reportedly responded in the past that current traffic levels do not meet the threshold for signal installation. However, petition organisers argue that the situation on the ground does not reflect the findings of prior studies.

Call for Ritchie Road Surface Upgrades

Another petition calls for full resurfacing of Ritchie Road, alongside kerbing and stormwater channelling. Advocates state the road has suffered visible degradation over several years, with inadequate drainage affecting driving conditions and surrounding property values.

The petition aims to secure Council funding for these works by collecting sufficient support to prompt an official response through the City of Brisbane Act 2010.

Footpath and Pedestrian Safety Improvements

Separate petitions also highlight the need for pedestrian infrastructure. A Council-hosted petition is currently live seeking new footpaths along sections of Ritchie Road.

In addition, a community-driven petition led by a Pallara resident is calling for the construction of 1.73 kilometres of new footpaths across both Ritchie Road and Gooderham Road. This includes specific sections between Cornwall Street and Brookbent Road, as well as two requested pedestrian crossings on Ritchie Road to improve access to bus stops and local facilities.

Supporters argue that current conditions force pedestrians to walk on road shoulders or uneven surfaces, which poses safety risks for children and families.

Community Involvement Critical to Progress

Organisers maintain that without petitions, there is little guarantee that projects in outer suburbs like Pallara will be prioritised under current Council processes. Residents are encouraged to provide full name, email, and residential address when signing, as required under Council petition rules.

Currently, some petitions are being circulated via community-led forms to gather initial support. Once a sufficient number of signatures is collected, these will be submitted for conversion into official BCC e-petitions. It is a necessary step before they can be formally tabled and reviewed by Council committees.

Next Steps and Petition Status

As of May 2025, the Pallara footpath petition hosted on the BCC’s e-petition portal has collected over 150 signatures and remains open until 1 November 2025. Other petitions, such as those concerning traffic lights and road resurfacing, are still gathering signatures through Google Forms. These are intended to be transitioned into formal BCC e-petitions once initial support is demonstrated and administrative requirements are met.



Only once accepted as formal e-petitions will these proposals be eligible for presentation to Council committees, where they will trigger an official response under the City of Brisbane Act 2010.

Published 22-May-2025

Domino’s Pallara Opens with $2 Pizza Deal and Job Opportunities

A new Domino’s store in Pallara is set to open, offering affordable pizzas and new job opportunities for the community. The store’s launch will include a $2 pizza promotion, with all proceeds supporting Pallara State School.



A New Addition to Pallara’s Food Scene

Domino’s Pallara will officially open on Friday, 7 March, introducing another convenient dining option for local residents. To mark the occasion, the store will hold a Grand Opening event at 10:00 a.m., followed by a $2 pizza deal running from 11:00 a.m. to 12:00 p.m..

The entire amount raised during this one-hour promotion will go directly to Pallara State School, reflecting the store’s commitment to giving back to the local community. The store is located at Pallara Shopping Village, 201 Gooderham Road.

Bringing New Jobs to the Community

The Pallara store opening is expected to create up to 35 local job opportunities, further supporting employment in the area. This store is the 10th Domino’s location for the franchise owners, who have been in the pizza industry for decades. Their existing network of stores already employs more than 300 people, and the latest expansion in Pallara continues their investment in local job creation.

Domino's Pallara opening
Photo Credit: Supplied

Strengthening Community Connections

Beyond employment, the new store also focuses on building strong ties with the Pallara community. The $2 pizza donation drive for Pallara State School is just the beginning of its community engagement efforts. 

The store aims to support local causes and initiatives, encouraging community members to reach out if they know of organisations or individuals needing assistance.

Local officials, including Milton Dick, Linus Power, Leeanne Enoch, and Emily Kim, have been invited to attend the launch, highlighting the store’s significance in the local area.

A Welcome Expansion for Pallara



With affordable pizza options, job creation, and a strong focus on community involvement, Domino’s Pallara’s arrival is set to make a positive impact. Locals are encouraged to visit the new store on 7 March to participate in the $2 pizza promotion, supporting a local school while enjoying freshly made pizzas.

Published 4-Mar-2025

Pallara Residents Demand Action on Power Outages and Infrastructure

Pallara is grappling with frequent power outages and lagging infrastructure, leaving residents frustrated and demanding action from local and state governments.



Power Problems Plague Pallara

power outages
Photo Credit: Pexels

Recent power outages have again highlighted the ongoing reliability issues facing Pallara residents.  A recent outage, reportedly caused by a fallen tree on a power line, is just the latest in a string of disruptions.  Community members report that these repeated outages are unacceptable and significantly impact their daily lives and businesses.  

Local representatives have acknowledged the community’s concerns, with one representative stating they sympathise with the frustration and disruption caused by the outages. They confirmed that they have written to Energex and the State Energy Minister, seeking urgent action to address this persistent problem.  

Residents are being encouraged to contact the Minister and Energex directly, outlining the impact of these outages on their households and businesses, further to amplify the call for a reliable power supply.  It has been noted that the local Member of Parliament has also contacted Energex to request an explanation for the repeated power failures.

Infrastructure Struggles to Keep Pace with Growth

Beyond the power issues, Pallara’s rapid population growth has significantly strained existing infrastructure.  Residents and local representatives have voiced concerns about inadequate road networks, limited public transport options, and the need for improved school safety measures.  

One local representative has been actively engaging with Council, meeting with Committee Chairs and raising Pallara’s infrastructure needs in Council meetings.  They have also written to the relevant Council representatives to advocate for investment in road upgrades, improved public transport, and safer school zones.  

Residents feel that Pallara has been overlooked regarding essential services, which is unacceptable given the suburb’s rapid expansion.

Community Advocacy Efforts

power outages
Photo Credit: Pexels

Local representatives are urging residents to join the call for improved services.  They encourage community members to directly contact relevant State and Council representatives to express their concerns and demand action.  While some representatives have acknowledged limitations in their direct control over energy infrastructure, they have pledged to continue advocating for the community’s needs.  

One representative has also addressed concerns about their communication on social media, explaining that their account is often subject to delays on some platforms and that their focus on community meetings and events limits their time online.  They have encouraged residents to contact their office directly via email for a more timely response.



Looking Ahead

Pallara residents are now looking to both Energex and the State Government to provide concrete solutions to the ongoing power issues.  They are also calling on Council to prioritise infrastructure development to ensure it can adequately support the growing community.  The community must ensure Pallara receives the essential services and infrastructure to thrive.

Published Date 04-Feb-2025

Pallara Preps Triple the Excitement for First Day of School

The first day of school brought triple the excitement for the Patels of Pallara, as three-year-old triplets Mizaan, Matilda, and Miraya eagerly began attending Pallara State School.



They especially looked forward to using laptops, learning to read, and making new friends.

The Patel triplets are just three of an estimated 12,000 Mater babies expected to begin their school journey across Queensland this week. Their story is unique: They were born prematurely at Mater Mothers’ Hospital in South Brisbane on 27 September 2019 and spent their first month under the dedicated care of the Neonatal Intensive Care Unit.

Patels of Pallara
Photo Credit: Supplied

The triplets’ birth was rare. Like the Patels, naturally occurring triplets have a one-in-10,000 chance of happening. Adding to the uniqueness, Matilda and Miraya are monochorionic diamniotic twins, meaning they are identical and share a placenta during pregnancy, each having an amniotic sac. This type of twinning within a triplet pregnancy is even rarer, occurring in approximately one in 20,000 cases.

Patels of Pallara
Photo Credit: Supplied

Born at 34 weeks and three days gestation, the trio arrived within minutes of each other. Mizaan led the way, followed by Matilda, and finally Miraya. Due to Matilda’s slightly smaller size, doctors decided to deliver the triplets early to ensure her healthy development.

As their children prepare to enter the classroom, parents Priyanka and Vrujal Patel are experiencing a mix of emotions.  While they admit the house feels much quieter, they are pleased the triplets will be in the same class. Mrs Patel believes the girls will watch out for their brother, as they share a close bond, evident in their enjoyment of activities like swimming and gymnastics.



Mrs Patel describes her children as having distinct personalities that will keep their teacher on their toes.  Mizaan, the social butterfly of the group, loves the outdoors and exploring new places. Matilda, known for her kindness and gentle nature, enjoys creative pursuits and spending time with loved ones.  Miraya, the youngest, has a mischievous streak and a knack for getting her way.

The Patel triplets will mark Pallara State School with their unique personalities and shared history.

Published Date 29-Jan-2025

Local Residents Voice Concerns Over Proposed Lot Reconfiguration on Ritchie Road 

Residents in Pallara are raising concerns over a proposed development at Ritchie Road, which aims to reconfigure a 41,910-square-metre site into 60 residential lots. 


Read: Fast-Tracked Developments in Forest Lake and Pallara to Boost Local Housing Options


The proposal for 226 Ritchie Road includes 57 residential lots ranging from 250 to 450 sqm and three lifestyle lots, sparking both support and opposition from locals.  

Photo credit: Google Street View

The primary concerns expressed by residents revolve around inadequate infrastructure, potential privacy breaches, and traffic congestion.  

One resident voiced their strong objection in a submission to the council, highlighting the area’s infrastructure limitations:  

“I oppose this proposal due to the significant infrastructure limitations in the area. There are no footpaths, the roads are narrow and in poor condition. Introducing a large subdivision with additional housing, without any upgrades to infrastructure or public transport, will only exacerbate traffic on the single entry and exit road into Pallara, leading to negative impacts on the current residents.”  

One resident expressed concern that if the development proceeds and if two-storey homes are built there, it could negatively impact their mental health, citing that their social anxiety and panic disorder might be triggered by balconies or windows overlooking their property.

Ritchie Road
Photo credit: Brisbane PD Online

While some residents oppose the project outright, a few support the proposal but argue for necessary infrastructure upgrades to address the challenges posed by increased population density.  

“I don’t entirely oppose, but we have a big concern about how Hideaway Street will cope with the extra traffic caused by this new development being connected to our estate,” said one resident.  

Ritchie Road
Photo credit: Hideaway Pallara/Google Maps

“Unless traffic lights or a roundabout are installed at the intersection of Ritchie Road and Hideaway Street (near the entrance of Hideaway Estate) & Van Dieren Road, it will create a chaotic situation for us existing households.”  

Suggestions from concerned locals include widening roads, adding street parking, and enhancing traffic management systems to ease congestion.  

Public submissions for feedback on the proposal closed on December 19, but the project remains under review by city officials. Whether the concerns raised by residents will be addressed in the final decision remains to be seen.  


Read: New School Planned for Growing Pallara Community Amidst Soaring Enrolment Numbers


For now, Pallara residents await the council’s response, hoping their voices will influence the future of their community.  

Published 24-December-2024

Fast-Tracked Developments in Forest Lake and Pallara to Boost Local Housing Options

Two major housing developments in Forest Lake and Pallara have been fast-tracked to help meet the community’s growing need for housing options.



As part of a broader initiative to address Queensland’s housing shortage, these projects aim to deliver terrace homes, small-lot homes, and apartments, with a commitment to ensuring 15 per cent of these homes remain affordable. 

The development in Forest Lake will create about 25 homes per hectare, providing a diverse range of housing types to suit different needs. Meanwhile, in Pallara, the development will cover a 3.23-hectare site, with plans for similar housing types.

  • 40, 41, 50, 55 & 60 Woodvale Crescent and 205A Woogaroo Street, Forest Lake
  • 70 & 78 Kraft Road, Pallara
Pallara Housing Development
Photo Credit: QLDGovt

Accelerating Development to Meet Community Needs

The fast-tracked nature of these developments is part of a streamlined approval process to speed up the delivery of new homes. By reducing approval times to just 75 business days, these projects are expected to begin construction sooner, providing much-needed housing options for families and individuals. 

The developments are located in areas well-connected to essential services such as schools, public transport, and employment opportunities, making them ideal locations for new housing.

GM TFP Pty Ltd is leading the development in Pallara, while Woodvale Crescent Pty Ltd manages the Forest Lake project. These projects are expected to significantly increase the supply of new homes, alleviating some of the pressure in the local housing market.

Forest Lake Housing options
Forest Lake
Photo Credit: Google Maps
Pallara Housing Options
Pallara
Photo Credit: Google Maps

Supporting Local Housing Growth

In parallel with these fast-tracked projects, the Community Housing Futures program provides additional support to housing providers, ensuring they can manage and grow their housing portfolios. This program provides access to grants, training, and expert advice, helping community housing providers to expand their role in delivering more social and affordable homes across Queensland.

Managed by key organisations, including the Community Housing Industry Association (Queensland), Aboriginal and Torres Strait Islander Housing Queensland, and Q Shelter, the program focuses on helping housing providers strengthen their ability to meet local housing needs. This is seen as a critical part of the effort to increase the availability of affordable housing in communities across Queensland, ensuring that housing providers can continue to grow and support residents in need.



The developments are focused on creating well-located homes that are close to key services and amenities, helping to improve the quality of life for residents. The combination of fast-tracked approvals and community-focused support programs aims to ensure that more Queenslanders have access to safe, affordable, and well-connected housing options in the near future.

Published 2-Oct-2024