Brisbane property market data, trends, forecasts

Brisbane property market news - key takeaways

• Price momentum remains strong: Brisbane housing values climbed +1.2 per cent in September. Over the quarter, they saw a +3.5 per cent rise, marking the strongest three-month gain since June last year, according to Cotality’s latest data.
• Supply remains tight: Unit listings in the Brisbane property market are 45 per cent below the five-year average, highlighting a significant supply constraint, as per Cotality data.
• Auction activity soft but cautious: Domain data shows Brisbane's auction clearance rate was 49 per cent for the week of October 5, 2025. This suggests some buyers are approaching the market with caution.
• Stable rental conditions: Weekly rents in Brisbane hover around $685, with a low 1.0 per cent vacancy rate. SQM Research indicates this points to a stable rental market.
• Rate cut on the horizon: The RBA has kept the cash rate at 3.60 per cent. There is anticipation of a potential rate cut in November, which could influence borrowing conditions and market activity.

Brisbane property price movements

The Brisbane property market is on the rise, fuelled by strong demand and a limited number of available homes. The city's housing values have seen notable increases, especially in the unit sector, which is leading the way in terms of price growth.

Brisbane property prices - September 2025

Brisbane's property values have climbed significantly, with a monthly increase of +1.2 per cent and a quarterly rise of +3.5 per cent. Over the past year, property values have surged by +8.8 per cent, bringing the median value to $969,868.

^{Source: Cotality}

The Brisbane property market is on an upward path, with dwelling values consistently growing. The current median value marks a substantial increase from previous months, highlighting the strong demand and limited supply. This trend is expected to persist as Brisbane remains an appealing option for buyers seeking more affordable alternatives compared to other major capitals.

House prices in Brisbane

House prices in Brisbane have risen by +1.1 per cent over the past month and +3.3 per cent over the last quarter. Annually, house values have increased by +8.1 per cent, with the median house price now at $1,062,109.

^{Source: Cotality}

The Brisbane housing market is thriving, with Brisbane house prices steadily climbing. The increase in Brisbane house prices is supported by factors like interstate migration and tight rental conditions. The city's relative affordability compared to Sydney and Melbourne makes it a desirable location for homebuyers.

Unit prices in Brisbane

Unit prices in Brisbane have seen a notable monthly increase of +1.7 per cent and a quarterly rise of +4.7 per cent. Over the past year, unit values have surged by +12.4 per cent, with the median unit price now at $755,087.

^{Source: Cotality}

Brisbane unit prices are experiencing strong growth, driven by high demand and limited supply. The city's unit market is particularly appealing due to its affordability and growing interest from investors. This trend is likely to continue as more buyers consider units a viable alternative to houses amid rising house prices.

Brisbane property market forecasts 2025-2026

Australia’s big four banks regularly release house price forecasts as part of their economic research. This helps them with mortgage-lending decisions, risk management, and showcasing their market expertise. Here's what they expect for 2025 and 2026.

<sup>Source: Westpac Housing Pulse, NAB Residential Property Survey, CBA Economic Update, ANZ Housing Outlook. No prediction data for Canberra or Darwin.
* ANZ estimate for Capital Cities, not national</sup>

Brisbane is expected to see solid growth, with forecasts indicating it will perform well compared to other capital cities. These Brisbane property market predictions suggest a positive trend, driven by factors like interstate migration and tight rental conditions.

Brisbane home price forecasts 2026

Westpac predicts a +4.5 per cent increase in Brisbane property prices in 2026, while NAB forecasts a +4.6 per cent rise. ANZ is slightly more conservative, expecting a +4.3 per cent increase. 

These predictions are influenced by Brisbane's strong population growth and relatively affordable housing compared to Sydney and Melbourne. The city's housing market benefits from interstate migration and limited supply, which is expected to sustain demand and support price increases.

RBA cash rate forecast 2025-2026

The RBA held the cash rate at 3.60 per cent at its late-September meeting. The focus now is on whether the Board will move again before year-end or wait until early 2026. The current buzz is about the next CPI print and signs that services inflation and wage growth are easing, despite a tight rental market and resilient jobs. 

The four major banks have updated their views, mostly agreeing on “no further 2025 cuts,” with one exception:

• CBA: No further move in 2025; a -0.25 percentage point cut in February 2026 (cash rate to 3.35 per cent by early 2026).
• Westpac: Expects a -0.25 percentage point cut in November 2025, then two more in February and May 2026 (cash rate to 2.85 per cent by mid-2026).
• NAB: No further move in 2025; a -0.25 percentage point cut in May 2026 (cash rate to 3.35 per cent by mid-2026).
• ANZ: No further move in 2025; a -0.25 percentage point cut in February 2026 (cash rate to 3.35 per cent by early 2026).

What this means for the Brisbane market

Brisbane has been a standout in the current cycle, driven by interstate migration, tight rental conditions, and better affordability compared to Sydney and Melbourne. Even with the RBA on hold into November, momentum should stay positive as the year ends. 

A November cut, if it happens, would increase buyer competition over limited listings. Detached housing in the middle rings and well-located townhomes should continue to lead, while entry-level stock faces strong competition from renters looking to buy. Cotality data still shows Brisbane near the top tier for monthly value gains among capitals.

Brisbane house prices graphs and charts

Brisbane house price growth over the last 5 years has been notable, with a significant increase in recent months. As of September 2025, the city's dwelling values rose by +1.2 per cent for the month, +3.5 per cent over the quarter, and an impressive +8.8 per cent over the past 12 months, reaching a record high.

The five-year chart analysis shows Brisbane's transition from underperformance before 2020 to becoming a leading growth market during 2020–2021. This shift was largely driven by interstate migration and strong demand for detached houses. Despite a brief slowdown due to the 2022 flood event, the market quickly regained momentum, with sustained quarterly gains through 2023–2024.

Brisbane property prices graph over 30 years

Brisbane property growth last over the 10 years has been fuelled by strong interstate migration and limited housing supply. Recent market trends continue this pattern, with the 2025 RBA rate cuts boosting borrowing capacity and market activity.

Over the past 30 years, Brisbane has seen cycles of growth and correction, shaped by interest rates, lending policies, and population growth. Today, homeowners are benefiting from a favourable market, supported by infrastructure projects like the Cross River Rail and Brisbane Metro, which enhance the city's long-term outlook.

Brisbane selling statistics

In October 2025, Brisbane's property market showed signs of slowing down, with a drop in sales volume compared to the previous year. Properties are taking a bit longer to sell, suggesting buyers are being more cautious. This trend is part of a larger national pattern where properties are generally taking longer to sell.

Brisbane sales volume and days on market

Brisbane saw a -2.3 per cent drop in sales volume in September 2025 compared to the same time last year. The median days on market for Brisbane properties over the three months to September 2025 was 21 days, up from 16 days in September 2024.

^{Source: Cotality}

This increase in days on market suggests buyers are taking more time to decide, possibly due to economic uncertainties or tighter lending conditions. Compared to other capitals like Sydney and Melbourne, where properties take a bit longer to sell, Brisbane's market remains relatively active. However, the slower pace might indicate a shift towards a more balanced market.

Brisbane new and total listings

In September 2025, Brisbane experienced an -18.7 per cent decrease in new listings and a -17.3 per cent drop in total listings compared to the previous year.

^{Source: Cotality}

The significant drop in new and total listings suggests potential sellers might be holding back due to market conditions or expectations of future price increases. This reduction in supply could create opportunities for ready buyers, but it also means less choice in the market.

Brisbane vendor discount and auction clearance rates

Vendor discounting and auction clearance rates are key indicators of market sentiment. Vendor discounting shows the difference between asking and sale prices, while auction clearance rates indicate the proportion of properties sold at auction. Together, they offer insights into buyer demand and seller flexibility.

Brisbane vendor discount

^{Source: Cotality}

The vendor discount in Brisbane over the last three months to September 2025 was -2.6 per cent, suggesting sellers are not having to lower their prices as much as in other cities like Adelaide, where the discount was -3.5 per cent. This indicates that Brisbane's market is relatively stable, with sellers maintaining some pricing power.

Brisbane auction clearance rates

^{Source: Domain}

Brisbane's auction clearance rate for the week of October 5, 2025, was 49 per cent. This is relatively low compared to cities like Sydney and Melbourne, which had clearance rates of 70 per cent and 72 per cent, respectively. 

The lower clearance rate in Brisbane suggests a more cautious buyer sentiment, with fewer properties selling at auction. This could be due to factors like economic conditions and buyer expectations of future price changes.

Brisbane property investing

Brisbane's rental market is one of the tightest in Australia. High demand and limited supply make it tough for tenants. Even with a slowdown in rent growth, the market is still short on supply. Let's explore the details of rental rates, yields, and vacancy trends in Brisbane.

Brisbane rental market

Rental rates in Brisbane have jumped significantly. As of August 2025, house rents are up by 5.4 per cent, and unit rents have climbed 6.4 per cent. This highlights the ongoing demand in the city. Gross rental yields in Brisbane are at 3.6 per cent, slightly lower than before, showing that while rents are increasing, property values are also on the rise.

^{Source: Cotality}

Brisbane's rental market is marked by strong tenant demand, keeping vacancy rates low. Despite a slight slowdown in rent growth, the market remains undersupplied. With more people moving to Brisbane, the pressure continues. Unless rental stock increases significantly, these conditions are likely to persist.

Brisbane vacancy rates

Vacancy rates are key to understanding the balance of supply and demand in the rental market. They show how easily tenants can find properties and negotiate rents. Nationally, vacancy rates are tight, with Brisbane's rate at 0.9 per cent as of September 2025, reflecting strong tenant demand.

^{Source: SQM Research}

Brisbane's vacancy rate of 0.9 per cent is one of the lowest in the country, highlighting the city's tight rental market. This is down from 1.1 per cent a year ago, showing a further tightening of supply. Compared to other cities, Brisbane's vacancy rate is much lower, favouring landlords and suggesting that rent growth will likely stay above most other capitals unless supply improves.

Louis Christopher, Managing Director of SQM Research said in his latest rental market report

“The national vacancy rate holding at 1.2% suggests the rental market remains very tight, with little sign of meaningful supply increases. Sydney and Brisbane continue to see strong tenant demand, while Hobart remains at near record-low vacancy levels. Rents are still rising in most capitals, particularly for houses, despite a slight easing in rental growth rates compared to last year. Overall, we are still seeing an undersupplied rental market, although conditions appear to be stabilising in some cities such as Melbourne and Canberra.”

Brisbane aligns with Louis’s comment on strong tenant demand, with the vacancy rate dropping to 0.9 per cent. Despite a slight moderation in rent growth, conditions remain undersupplied. Combined rents rose 0.6 per cent over the month and 5.9 per cent over the year, consistent with ongoing population inflows. With only 3,329 vacancies, Brisbane stays well below the balanced range, suggesting further pressure unless stock increases.

Highest growth areas in Brisbane

^{Source: Cotality}

Highlights for Brisbane's high growth areas

• Redcliffe tops the list for October 2025. With a median value of $689,232, it boasts an impressive annual growth of 13.5 per cent. The area's popularity is fuelled by a growing population and improved rail links to Brisbane's CBD. (Suburbs to watch: Redcliffe,  Scarborough)
• Strathpine holds the #2 position, with a median value of $635,870 and a growth rate of 12.6 per cent. Its prime location along major transport routes and proximity to the UniSC campus is drawing in young families and professionals. (Suburbs to watch:  Strathpine, Brendale, Petrie, Bray Park)
• Cleveland – Stradbroke is ranked #3, with a median value of $689,485 and annual growth of 12.4 per cent. Its appeal lies in its coastal lifestyle options, thanks to its closeness to bay services, making it a favourite among families and buyers. (Suburbs to watch: Thornlands, Redland Bay, Russell Island, Macleay Island, Cleveland, Victoria Point)
• Capalaba takes the #4 spot, with a median value of $693,194 and a growth rate of 11.6 per cent. The area benefits from strong retail and service employment, attracting families looking for well-connected living options. (Suburbs to watch: Capalaba, Birkdale, Wellington Point, Alexandra Hills)
• Nundah rounds out the top five, with a median price of $1,004,776 and an annual growth rate of 11.4 per cent. Its revitalisation projects and proximity to the airport make it attractive to young professionals and investors. (Suburbs to watch: Nundah, Nudgee, Boondall)