Alderley has quietly become one of the better value family plays on Brisbane's inner northwest.
Seven kilometres from the CBD, on the Ferny Grove line, walking distance to Alderley station, and sitting right between Newmarket, Grange, Wilston and Enoggera. Buyers who start out looking at Ashgrove or Wilston very often end up buying here once they run the numbers.
The Domain figures for the last 12 months have three bedroom houses around $1.375m and four bedroom houses around $1.7975m. Compare that to what the neighbouring suburbs are doing for the same house on the same size block.
But Alderley is not a suburb you buy off a median.
Elevation matters, and it varies a lot street to street.
Enoggera Creek and overland flow matter.
Slope, retaining and usable land matter, because plenty of these blocks fall away hard at the back.
Character overlays matter.
And with a lot of the older stock being post-war homes on stumps, understanding what you're buying underneath a recent renovation is just as important as how the kitchen presents on a Saturday morning.
The upside is real. The elevated pockets get genuine city views, the land sizes are generally better than you'll find closer in, and you're still walking to a train station and Newmarket Village.
As a buyer's agent across Alderley, Grange, Newmarket and Enoggera, I'm speaking to local agents most weeks about stock before it's listed. Some of it never makes it to portal at all.