QLD Chapel Hill vs The Gap vs Chelmer

Considering these three suburbs to buy first home (4BR), New or not so old. Budget ~1 mil

Major considerations

• Good public school specially high school
• Distance/Connectivity to CBD for daily commute

Have come across following

Chapel Hill

• +Many new homes
• +Close to Indooroopilly Mall
• -Not so great public transport to CBD
• -Peak hours traffic for car drive to CBD

Chelmer

• +posh neighborhood
• +train connectivity to CBD
• -Most of ~1 mil range properties fall in flood zone

The Gap

• +Nice leafy suburb
• +Value for money houses
• OK, public transport and peak hour car drive to CBD

Please share your expert reviews

 

Have you considered Taringa/Toowong/Indro? I'm not 100% but I think these also cover off most of what you are looking for, are in high demand, close to the CBD with good commutes, and opportunity for good CG

@Patrick Bateman may be better placed to answer

 

Or, keep following the train line out from Chelmer as an alternative. Quieter suburbs, good schools nearby and should be able to get something reasonable at your budget that's outside flood zone.

 

All I know about the commute from The Gap these days is there is a T2 lane most of the way if you can car pool. The creek used to flood across Waterworks Rd at St John's Wood, affecting the commute, but i have no idea if that has been alleviated by recent council works. Check BCC website. + + + The Gap is land-locked.

 

Waterworks Road can be a shocker, also Moggill Road.

I suggest Graceville, one station further along the railway line from Chelmer, or further to Sherwood or Corinda. They are on the main Ipswich line which has a good service.

BUT
That whole area is partly flood prone. Only buy on the “high side” of the railway line, no matter what the RE agents tell you. Check both 1974 and 2011 flood maps.