Brisbane property market data, trends, forecasts

Brisbane property market news - key takeaways

• Price growth continues: Brisbane dwelling values rose by +0.7 per cent in July. This keeps Brisbane as the city with the second-highest median dwelling value among Australian capitals, sitting at $934,620, according to Cotality’s latest figures.
• Supply constraints persist: Brisbane's property market is still grappling with tight supply conditions. Listings are well below the five-year average, which continues to support price growth.
• Auction market remains cautious: Domain data shows Brisbane's auction clearance rate was 56 per cent for the week of August 3, 2025. This reflects a more cautious auction market, although Brisbane is not an auction-first city.
• Rental market tightness: Weekly rents in Brisbane are stable at about $685, with a low vacancy rate of 1.0 per cent, according to SQM Research. While this supports rent growth, the unchanged monthly figures hint at a potential plateau.
• Interest rate cuts anticipated: The Reserve Bank of Australia recently reduced the cash rate by 0.25 percentage points to 3.60 per cent, with more cuts expected. This easing in monetary policy is likely to support growth and buyer activity in the Brisbane property market.

Brisbane property price movements

The Brisbane property market is on the rise, fuelled by lifestyle migration and attractive price points, although the latter condition is fading. Despite mounting affordability challenges, the market remains strong in the face of limited supply. Expected rate cuts could further enhance borrowing capacity and attract more investors.

Brisbane property prices - July 2025

Brisbane's property values are still climbing steadily. In July 2025, there was a +0.7 per cent monthly increase. Over the quarter, values rose by +2.3 per cent, and annually, they jumped by +7.3 per cent. The median value for Brisbane properties in July 2025 was $934,620.

^{Source: Cotality}

The Brisbane property market is buoyed by low supply and high demand, especially from first-home buyers and investors. The gap between Brisbane and Sydney property prices is closing, highlighting Brisbane's strong performance compared to other capitals like Melbourne.

House prices in Brisbane

House prices in Brisbane saw a +0.7 per cent increase last month, with a quarterly rise of +2.1 per cent. Annually, house values have grown by +6.7 per cent, bringing the median house price to $1,019,865.

^{Source: Cotality}

The Brisbane housing market benefits from lifestyle migration and remains more affordable than Sydney, though prices have surged past Melbourne. Low supply and increased borrowing capacity due to rate cuts are expected to keep pushing Brisbane house prices up.

Unit prices in Brisbane

Brisbane unit prices have risen notably, with a +1.1 per cent increase last month. Over the quarter, unit values went up by +3.2 per cent, and annually, they surged by +10.6 per cent. The median value for Brisbane units in July 2025 was $727,110.

^{Source: Cotality}

The strong performance in Brisbane unit prices is due to increased investor activity and the appeal of more affordable housing options. Since early 2024, the Brisbane unit market has consistently outpaced house values, driven by demand from both investors and first-home buyers.

Brisbane property market forecasts 2025-2026

Australia's big four banks regularly release house price forecasts to guide mortgage-lending decisions, manage risk, and demonstrate their market expertise. Here's what they expect for 2025 and 2026 across the country.

^{Sources: Westpac Housing Pulse, NAB Residential Property Survey, ANZ Australian Housing Chartpack, Commonwealth Bank Economic Insights}

Brisbane is anticipated to experience stronger growth than some other major cities. These Brisbane property market predictions suggest a healthy rise in prices, driven by lifestyle migration and relatively affordable price points.

Brisbane home price forecasts 2025

Westpac forecasts a +3.0 per cent growth for Brisbane in 2025, while NAB predicts a +5.9 per cent increase. ANZ is slightly more optimistic with a +7.4 per cent forecast.

 These predictions are influenced by expected rate cuts from the RBA, which could boost borrowing capacity and stimulate demand. Brisbane's appeal as a lifestyle destination and its relatively lower price points compared to Sydney are likely to continue attracting buyers and investors, particularly those from NSW.

RBA cash rate forecast 2025

On 12 August 2025, the RBA reduced the cash rate by -0.25 percentage points to 3.60 per cent. The Bank cited inflation returning to the 2–3 per cent target range, softer labour market conditions, and a subdued demand environment as key reasons for easing, while noting that uncertainty remains high. Here's where the major banks see the cash rate heading next:

• CBA: Two more cuts in 2025 (September and December), ending 2025 at 3.35 per cent, then two cuts in Q1 2026 to 2.85 per cent.
• Westpac: No September cut; two cuts by early 2026 (November 2025 and February 2026), to 3.10 per cent.
• NAB: One cut in September 2025 and another in February 2026, to 3.10 per cent.
• ANZ: Two cuts in 2025 (September and November), then two in Q1 2026, to 3.10 per cent.

What this means for the Brisbane market

Brisbane has been thriving even with higher rates, supported by lifestyle migration and relatively affordable price points. Additional cuts should extend this outperformance by enhancing borrowing capacity for first-home buyers and investors, especially in the city’s middle rings. 

With investors already making up a significant share of new lending and listings still tight, even modest policy easing can have a significant impact on prices here.

Brisbane house prices graphs and charts

Brisbane's house price growth over the last 5 years has been impressive. As of August 2025, dwelling values rose by +0.7 per cent for the month, +2.3 per cent for the quarter, and +7.3 per cent over the past year, reaching a record high.

The five-year chart shows a notable rise from 2020 to 2022, a brief dip in 2022, and a strong recovery from 2023 to 2025. According to Cotality, Brisbane is in an expansion phase, with steady quarterly growth since early 2023.

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

Brisbane's property market in August 2025 is showing some signs of easing after some high-octane years. Sales volumes have decreased compared to last year, and properties are taking longer to sell, as seen in the increased days on market. Despite this, vendor discounting has stayed steady, indicating that sellers are not feeling pressured to slash prices.

Brisbane sales volume and days on market

Sales volumes in Brisbane dropped by 3.5 per cent compared to the same time last year. In July 2025, the median days on market for properties was 23 days, up from 16 days in July 2024.

^{Source: Cotality}

Brisbane new and total listings

New listings in Brisbane fell by 17.5 per cent from July 2024 to July 2025, while total listings dropped by 9.9 per cent during the same period.

^{Source: Cotality}

The decline in new listings might indicate a lack of willingness from sellers to enter the market, possibly due to slower sales or to wait for the spring selling season. But the drop in total listings shows that buyers are still actively soaking up what stock is available on the market, suggesting relatively competitive conditions for those seeking to purchase. 

Brisbane vendor discount and auction clearance rates

Vendor discounting looks at the percentage difference between the original asking price and the final sale price, while auction clearance rates show the percentage of scheduled auctions that result in sales. These metrics highlight the negotiating power of buyers and the confidence in the market.

Brisbane vendor discount

^{Source: Cotality}

Over the last three months to July 2025, the vendor discount in Brisbane was -3.0 per cent. This suggests a stable market where sellers are not significantly dropping prices to make sales. Compared to other capitals, Brisbane's discounting rate is moderate, indicating a relatively balanced market that somewhat favours sellers.

Brisbane auction clearance rates

^{Source: Domain}

For the week of August 3, 2025, Brisbane's auction clearance rate was 56 per cent. This is lower than the rates in Sydney and Melbourne, pointing to a less competitive auction scene. The clearance rate has been fluctuating, showing varying levels of buyer interest and competition. 

Despite lower clearance rates, the market remains active, with committed buyers still engaging in auctions when attractive properties are available. It's important to note that Brisbane is not an auction-heavy market, and auction clearance rates are less telling than in other cities like Sydney and Melbourne.

Brisbane property investing

Brisbane's rental market is one of the most competitive in Australia. The city is experiencing tight supply and strong demand, driven by limited new housing stock and ongoing population growth. Below, we delve into the statistics on rental rates, yields, and vacancy trends to provide a comprehensive view of the market in Brisbane.

Brisbane rental market

Rental rates in Brisbane have experienced significant growth, with a notable annual increase. The city's gross rental yields remain strong, reflecting the high demand relative to property values. Here are the detailed metrics:

^{Source: Cotality}

Brisbane's rental market is marked by demand that consistently outpaces supply, resulting in a +4.6 per cent increase in rental rates over the past year. The city's rental yields are at 3.6 per cent, indicating a healthy return for investors. Although there was a slight monthly plateau in rent growth, the annual changes for houses and units are +4.3 per cent and +5.6 per cent, respectively. This ongoing pressure on the market is driven by limited new housing stock and strong population growth.

Brisbane vacancy rates

Vacancy rates are a crucial indicator of the rental market's balance, showing how easily tenants can find properties and negotiate rents. Nationally, vacancy rates have stayed low, indicating a tight rental market across most capitals. The seasonal winter lull has led to minor fluctuations, but demand is expected to rebound as conditions improve.

^{Source: SQM Research}

Brisbane's vacancy rate is at 0.9 per cent, well below the balanced range of 2-3 per cent. This low vacancy rate highlights the ongoing tightness in the market, with only a slight change from the previous year. Compared to other cities, Brisbane's vacancy rate is among the lowest, underscoring the intense competition for rental properties. The limited new stock and strong population inflows suggest that rents are likely to continue rising unless there is a significant increase in listings.

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

“Vacancy rates remain tight across most capital cities, and this is continuing to place upward pressure on rents,” said Louis Christopher, Managing Director of SQM Research. “While there are short-term fluctuations—particularly in Perth and Canberra—the broader trend is clear: rental affordability is deteriorating, especially in Sydney, Brisbane, and Hobart. Unless we see a meaningful uplift in rental supply, particularly in the inner and middle rings of our major cities, the market will remain challenging for tenants heading into spring.”

Brisbane aligns with Louis’s warning on deteriorating affordability, with vacancy rates still well below the level that would ease rent pressures. Limited new stock in the middle ring is keeping competition high for family homes.

July data shows only a marginal shift in vacancies, leaving conditions very tight. With population inflows still strong, rents look set to continue rising unless listings increase significantly.

^{Source: Cotality}

Highlights for Brisbane's high growth areas

• Teneriffe leads the pack in August 2025, boasting an impressive annual growth of 15 per cent and a median price of $1,200,000. The area’s strong waterfront projects are attracting premium demand. 
• Newstead follows closely at #2 with a growth of 14.5 per cent and a median price of $1,150,000. West End takes the #3 spot with a 13.8 per cent increase and a median price of $1,050,000, both reflecting solid urban renewal. 
• South Brisbane ranks #4, achieving a 13.2 per cent growth and a median price of $1,100,000, driven by increased investment and vibrant precinct upgrades. 
• Kangaroo Point is at #5 with a 12.8 per cent growth and a premium median price of $1,220,000, highlighting its strong appeal among upscale buyers. 
• The inner-city areas of Fortitude Valley (#6), Woolloongabba (#7), St Lucia (#8), Indooroopilly (#9), and Morningside (#10) show growth ranging from 11.3 to 12.5 per cent, with median prices between $850,000 and $1,000,000. This indicates diverse urban revitalisation.