Brisbane property market data, trends, forecasts

By Andy Webb · Data to September 2026 · Updated October 2026

Brisbane property market news - key takeaways

• Values fall further: Brisbane dwelling values fell -1.5 per cent in September 2026, extending the decline since May's peak, though values remain higher than they were a year ago.
• Stock builds up: Total listings in the Brisbane property market are +60.4 per cent higher than a year ago, as homes take longer to sell, which gives buyers far more choice.
• Auction results soft: Brisbane's auction clearance rate was 21.2 per cent for the week ending 4 October 2026, which points to thin buyer competition and conditions that favour buyers.
• Rental market stays tight: Brisbane's vacancy rate held at 0.9 per cent, unchanged from a year ago, so pressure on rents continues even as the sales market has softened.
• Rates limit borrowing: With the cash rate at 4.60 per cent after September's rise and two major banks expecting another rise in November, borrowing power remains a key limit for Brisbane buyers.

Brisbane property price movements

Home values in Brisbane fell over the month as the slide that began after this year's peak continued. The Brisbane property market is still ahead of where it was a year ago, but recent months have given back part of those earlier gains.

Brisbane property prices - September 2026

Brisbane home values fell -1.5 per cent in September 2026, taking the quarterly decline to -4.7 per cent. Values are still +5.9 per cent higher than a year ago.

^{Source: Cotality, data to September 2026}

The median value of Brisbane homes fell by around $16,000 over the month to $1,048,880. Values now sit -5.4 per cent below their May 2026 peak. The positive annual result reflects gains made earlier in the cycle, while the quarterly figure shows how quickly conditions have shifted since then.

Tim Lawless, Research Director at Cotality, said in the September 2026 Home Value Index:

"97% of capital city suburbs were down in value over the three months to end of September, highlighting the broad-based scope of this negative housing cycle."

Mr Lawless's comment covers capital city suburbs nationally. Brisbane's -4.7 per cent quarterly fall places the city within that broad pattern.

House prices in Brisbane

Brisbane house prices fell -1.5 per cent in September 2026 and are down -4.9 per cent over the quarter. Annual growth remains positive at +5.3 per cent.

^{Source: Cotality, data to September 2026}

The median house value dropped by around $17,500 over the month to $1,146,078. Houses and units moved broadly in line over both the month and the quarter. That means the recent declines have not been confined to one part of the market.

Unit prices in Brisbane

Brisbane unit prices declined -1.4 per cent in September 2026, with values down -4.2 per cent over the quarter. Over the year, unit values are +8.5 per cent higher.

^{Source: Cotality, data to September 2026}

The median unit value slid by around $11,900 over the month to $834,627. Units have outpaced houses over the year, with annual growth of +8.5 per cent compared with +5.3 per cent. Unit owners still hold a larger cushion of annual growth, even after the recent declines.

Brisbane property market forecasts 2026-2027

Australia's Big Four banks, CBA, Westpac, NAB and ANZ, publish house price forecasts as part of their regular economic research. Their views on Brisbane over 2026-2027 vary widely, and the gap between the most and least optimistic bank grows in the second year.

^{Source: each bank's published forecast (Last published column); change in dwelling values over the calendar year}

Every bank's Brisbane house price forecast for 2026 points to growth, with CBA the most optimistic at +8.0 per cent and Westpac and NAB the most cautious at +2.0 per cent. The picture splits in 2027. ANZ expects values to fall -4.5 per cent that year, while the other three banks still forecast modest gains, led by CBA.

RBA cash rate forecast 2026-2027

The Reserve Bank raised the cash rate again in September, its fourth rise of 2026, as inflation stayed above its 2 to 3 per cent target band. The major banks are split on what comes next, with ANZ and Westpac expecting one more rise in November and CBA and NAB expecting the rate to hold. The table below sets out each bank's forecast path.

The cash rate is 4.60 per cent. The major banks' forecasts for the next move:

^{Source: ANZ, CBA, NAB and Westpac forecasts, as at 8 October 2026}

What this means for the Brisbane market

Higher rates reduce how much a household can borrow, because lenders assess every loan against the repayments it would carry at today's interest rates. For Brisbane buyers, that squeeze on borrowing power is currently outweighing the help that lower prices would otherwise give. A further rise would tighten it again, while a hold would give buyers a more stable base to plan from.

First-home buyers, who rely most heavily on borrowing and often start with units, are the most exposed to any further rise. Upgraders with equity built up during the recent growth cycle have more room to absorb higher repayments. With the rate path still uncertain, and some bank forecasts published before Brisbane's recent monthly declines, buyers who have finance approved are best placed to negotiate on price.

Helpful resource: Our simple guide to tracking market trends and data will walk you through everything you need to know to be able to read the market and make a smarter selling decision.

Brisbane house prices graphs and charts

Brisbane's house price growth over the last 5 years is tracked in the chart below, with the median dwelling value now sitting at $1,048,880, according to Cotality's latest figures. Values fell -1.5 per cent over the month and -4.7 per cent over the quarter, but are still up +5.9 per cent on a year ago.

Brisbane kept growing well into 2026, after Sydney and Melbourne had already stalled, before values peaked in May and began to slide as four interest rate rises this year reduced how much buyers can borrow. With fewer buyers active, unsold homes have built up and properties are taking longer to sell.

Brisbane property 30 year property price graph

Brisbane property prices growth over the last 10 years has been pronounced, with the city moving from a traditionally affordable capital to one where median house values climbed sharply into the million‑dollar range by late 2025, reflecting years of strong demand and constrained supply. Historical research for Brisbane shows that over the past three decades, low interest rates, sustained population gains and limited new housing have been the main drivers of this long‑run appreciation. 

Over the last 30 years, Brisbane has seen repeated cycles of rapid gains and shorter corrections, leaving many homeowners with substantial paper equity while making entry much harder for new buyers. Today, sentiment is mixed: existing owners feel wealthier and are reluctant to sell, while buyers — especially first‑timers — are more cautious because of high prices and elevated mortgage costs; at the same time, tight rental markets and the lead-up to the 2032 Olympics are keeping long‑term confidence relatively strong.

Brisbane selling statistics

Selling conditions in Brisbane have changed noticeably over the past year. Fewer homes are changing hands, properties are taking longer to sell and more stock has built up on the market. Together, these measures show that conditions now favour buyers.

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Brisbane sales volume and days on market

Brisbane sales volumes fell -12.6 per cent year on year. That is a larger decline than the combined capitals figure of -9.1 per cent and the national figure of -6.4 per cent. The typical home now takes 38 days to sell, more than double the 17 days recorded a year ago and broadly in line with the combined capitals median of 39 days and the national median of 41 days.

^{Source: Cotality, data to September 2026}

The larger fall in sales volumes suggests that Brisbane buyers have stepped back further than buyers across the capitals as a whole. Selling times now sit close to the combined capitals and national medians, so Brisbane is no longer the quick-selling market it was a year ago. For sellers, that means planning for a longer campaign, while buyers generally have more time to inspect, compare and negotiate.

Brisbane new and total listings

New listings in Brisbane fell -3.9 per cent year on year, so slightly fewer homes are coming onto the market. Total listings, which count every home currently advertised for sale, rose +60.4 per cent over the same period.

^{Source: Cotality, data to September 2026}

With fewer new homes arriving but far more stock advertised overall, the build-up is coming from homes taking longer to sell rather than a rush of new sellers. Buyers have considerably more choice than they did a year ago. For sellers, that means more competing properties, which helps explain the recent fall in Brisbane values.

Brisbane vendor discount and auction clearance rates

Vendor discount measures the gap between a property's first advertised price and the price it eventually sells for. The auction clearance rate is the share of homes taken to auction that end up selling, whether under the hammer or shortly before or after. Read side by side, they show how closely buyer demand is matching what sellers expect to achieve.

Brisbane vendor discount

^{Source: Cotality, data to September 2026}

The typical Brisbane vendor discount widened to -4.7 per cent, from -2.7 per cent a year ago. Sellers are accepting offers further below their initial asking price than they were a year ago. That suggests setting an asking price in line with recent comparable sales carries more weight now.

Brisbane auction clearance rates

^{Source: Cotality, week ending 4 October 2026}

Brisbane's clearance rate was 21.2 per cent for the week ending 4 October 2026, with 29 of 137 reported results selling, 94 passed in and 14 withdrawn. A result this far below 50 per cent points to weak buyer competition at auction and conditions that favour buyers. With stock elevated and selling times longer, some sellers may find private treaty, where a home is listed with an asking price, a better fit than auction.

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Brisbane property investing

Brisbane's rental market is still working in favour of landlords, even as conditions in the sales market have cooled. Rents are rising and few homes sit empty for long, which keeps the search difficult for tenants. For investors, steady rental income is set against recent falls in home values.

Helpful resource: Estimate the capital gains tax on a sale with our free calculator.

Brisbane rental market

The table below compares annual rent changes and gross rental yields across the capitals, with separate figures for houses and units. A gross yield is the yearly rent a property earns as a share of its value, before costs such as council rates, insurance and maintenance.

^{Source: Cotality, data to September 2026}

Brisbane rents rose +6.4 per cent over the year, above the national figure of +5.5 per cent and among the higher increases of the capitals. House rents rose +6.7 per cent and unit rents +5.9 per cent, moving broadly in line. Brisbane's gross yield of 3.5 per cent is among the lowest of the capitals and sits below the national 3.9 per cent, which reflects how far values have run ahead of rents over recent years.

Brisbane vacancy rates

The vacancy rate measures the share of rental homes advertised as available. A low reading points to strong demand from renters and ongoing pressure on rents. Brisbane's vacancy rate held at 0.9 per cent, unchanged from a year ago.

^{Source: SQM Research, September 2026}

Brisbane's rate sits well below the national vacancy rate of 1.4 per cent, which has risen from 1.2 per cent a year ago. The number of vacant rentals edged lower to 3,222 properties from 3,329, a small shift that leaves conditions essentially flat. That stability stands apart from the national trend, where more homes have become available to rent over the year.

Louis Christopher, Managing Director at SQM Research, said in SQM Research's latest weekly update:

"The smaller capitals are a different story. With vacancy rates still below 1% in Brisbane, Perth, Adelaide, Darwin and Hobart, there is little sign yet of relief for tenants in those cities."

In Mr Christopher's view, renters in cities such as Brisbane are yet to see conditions ease, and the city's vacancy rate has stayed at 0.9 per cent across the year. For investors, this means rental demand remains strong even while the sales market has softened, which helps support the income side of a Brisbane property.

Highest growth areas in Brisbane

The table below ranks the Statistical Area Level 3 (SA3) regions in Greater Brisbane by annual percentage growth in median dwelling values. An SA3 is a region defined by the Australian Bureau of Statistics that usually takes in several neighbouring suburbs. These annual figures cover a full year of movement, so they include gains made before Brisbane's recent monthly declines.

^{Source: Cotality}

Highlights for Brisbane's high growth areas

• Sherwood - Indooroopilly: Ranked first with annual growth of +10.7 per cent and a median value of $1,124,816. This established pocket of Brisbane's west has easy access to the CBD, the river and the University of Queensland. Leafy riverside suburbs such as Graceville and Chelmer have helped carry the region to the top of the table.
• Ipswich Hinterland: Ranked second with +10.1 per cent annual growth and a median of $896,918. The region's acreage and semi-rural lifestyle have drawn buyers looking for more space at a lower price than the inner city, with towns such as Lowood and Fernvale among those attracting interest.
• Beenleigh: Ranked third with +9.1 per cent annual growth and a median of $881,397. Its position between Brisbane and the Gold Coast, along with rail access and relative affordability, has kept buyers interested in suburbs such as Eagleby and Holmview.
• Northern corridor: Ranked fourth to sixth by annual growth are Caboolture (+8.7 per cent, $900,555), Caboolture Hinterland (+8.2 per cent, $1,048,850) and Sandgate (+8.1 per cent, $1,068,749). Together they show demand reaching from Brisbane's bayside north into the growth areas and rural fringe of Moreton Bay. Bayside Shorncliffe and the family suburb of Burpengary East sit at either end of this band.
• Ipswich and the south-west: Springfield - Redbank (+8.5 per cent, $910,838), Forest Lake - Oxley (+8.2 per cent, $933,363) and Ipswich Inner (+8.0 per cent, $848,353) round out the ranks from fifth to ninth across the city's south-western growth corridor. Lower entry prices and newer housing estates have supported buyer demand here, particularly in master-planned suburbs such as Springfield Lakes and Ripley.

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