Brisbane property market data, trends, forecasts

Brisbane property market news - key takeaways

• Price momentum: Brisbane home values rose +1.6 per cent in January and are up +15.7 per cent over the year, with units outperforming houses, pointing to continued strong capital gains in the city.
• Supply and demand: The Brisbane property market is being supported by very low advertised supply, running about -29 per cent below the five‑year average and pushing buyers toward lower‑priced stock and units.
• Auction activity: Auction clearance rates were around 48 per cent in the week of 1 February and 54 per cent in the week of 8 February, indicating some buyer caution despite ongoing demand.
• Rental market: Vacancy tightened to 0.9 per cent in January, while combined asking rents are about $726.75 per week and are up +8.5 per cent year‑on‑year, keeping rental pressure high.
• Financing outlook: The RBA increased the cash rate by +0.25 percentage points to 3.85 per cent in early February, and new limits on high debt‑to‑income lending are in place, tightening borrowing conditions and likely cooling activity further.

Brisbane property price movements

Brisbane’s market continued to record solid price gains at the start of 2026, although the pace has eased from the late‑2025 peak. Strong demand and low advertised supply have kept upward pressure on prices in the Brisbane property market. 

Brisbane property prices - February 2026

Overall, Brisbane properties recorded another month of healthy growth in the data for January 2026, with quarterly and annual gains remaining strong. 

^{Source: Cotality}

In January 2026, the median value for Brisbane properties was $1,054,555, with a monthly change of +1.6 per cent and a quarterly change of +5.1 per cent, taking annual growth to +15.7 per cent. This translates to the median property value rising by about $16,873 over the month, reflecting continued competition for limited stock after the stronger pace seen through much of 2025.

House prices in Brisbane

House values in the January 2026 data continued to rise, with steady monthly and annual gains recorded across the market. Houses have posted solid growth, but units have been the stronger performer on an annual basis.

^{Source: Cotality}

The median house value in January 2026 was $1,149,589, up +1.5 per cent for the month, +4.9 per cent over the quarter and +15.1 per cent over the year — a monthly increase of roughly $17,244. While Brisbane’s housing market remains robust, affordability limits and the recent easing in monthly momentum from October’s peak suggest growth may moderate, though tight listings should continue to support prices.

Unit prices in Brisbane

Unit values showed the strongest monthly and annual lifts in the January 2026 data, outpacing houses over the year. Units have been a key driver of Brisbane’s gains as buyers seek relatively lower‑priced options amid stretched budgets.

^{Source: Cotality}

The median unit value in January 2026 was $824,764, rising +2.0 per cent for the month, +6.1 per cent over the quarter and +18.3 per cent over the year — an increase of about $16,495 in the month. This stronger unit performance reflects intense demand at lower price points and investor activity, set against very low advertised supply in Brisbane.

Brisbane property market forecasts 2026

Australia’s big four banks routinely publish house price forecasts as part of their economic research to support mortgage‐lending decisions, manage risk and showcase their market expertise. Here is what is expected around the country in 2026.

^{Source: Westpac Housing Pulse, NAB Residential Property Survey, CBA Economic Update, ANZ Housing Outlook.} 

Brisbane property market predictions point to stronger conditions than some other capitals, driven by tight supply and sustained demand. Forecasts differ between banks based on their assumptions about interest rates, migration and how long current supply shortages will last.

Brisbane home price forecasts 2026

ANZ expects Brisbane prices to rise by +9.5 per cent in 2026, Westpac forecasts +6 per cent, CBA forecasts +5 per cent, and NAB forecasts +4.6 per cent. 

These forecasts reflect a view that Brisbane will remain supported by low listings, strong migration and a tight rental market, even as higher borrowing costs temper some buyer demand. Recent data shows monthly gains have slowed from their mid‑2025 peak but remain positive, suggesting banks expect growth to continue more slowly rather than reverse.  

RBA cash rate forecast 2026

On 3 February 2026, the Reserve Bank of Australia (RBA) raised the cash rate by 0.25 percentage points to 3.85 per cent, noting that inflationary pressures had resurged (CPI was around +3.8 per cent) and demand was running strong. Most analysts had anticipated a modest hike given the recent uptick in inflation, although some saw it as a cautious first step pending further data. Below are the major banks’ updated forecasts (based on their latest published views heading into 2026). 

• CBA: Forecasts no further hikes for 2026, holding at 3.85 per cent.
• Westpac: Forecasts no further hikes for 2026, holding at 3.85 per cent.
• NAB: Forecasts one more hike in May, taking the cash rate to 4.10 per cent.
• ANZ: Forecasts no further hikes for 2026, holding at 3.85 per cent.

What this means for the Brisbane market

Brisbane has been the standout performer recently (driven by strong migration and tight supply), so it’s somewhat more resilient. Even with higher rates, buyers are still competing fiercely in Brisbane. A 25 basis point rise will increase mortgage costs, which might slightly temper enthusiasm, but strong fundamentals will likely keep demand high. Homeowners have benefited from years of value growth, so many have equity buffers. 

In previous cycles, Brisbane’s market slowed less than Sydney/Melbourne when rates went up. We’d expect Brisbane to continue growing, albeit a bit more slowly. The rate rise may mean smaller monthly price gains and a cooler market pace, but Brisbane should remain one of the strongest capital city markets.

Brisbane house prices graphs and charts

Brisbane house price growth over the last 5 years has followed a two-stage pattern: a strong COVID-era boom, a milder rates-driven cool-off in 2022, and then a renewed upswing into 2024–2025. As of Feb 2026, Cotality data shows that dwelling values were up by +1.6 per cent in January, +5.1 per cent over the quarter, and +15.7 per cent over the year, with values sitting at a record high. 

The five-year chart highlights Brisbane’s resilience — even when quarterly growth softened in 2022, the city avoided long stretches of deep negative quarters and moved back into consistent positive growth by 2023. Cotality’s analysis points to relative affordability (vs Sydney/Melbourne), low listings and strong rental conditions supporting demand, meaning recent gains look like a genuine upswing rather than just a recovery. 

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

Brisbane’s selling metrics show a mixed picture: sales volumes have eased while stock levels have fallen, and auction results have been patchy over the first weeks of February. The data points suggest demand is still present but uneven, leaving some sellers needing to be more flexible on price while other listings are moving quickly.

Brisbane sales volume and days on market

Monthly sales volumes in the lead‑up to February were weaker for Brisbane, with CoreLogic’s chart pack showing sales volume down 3.7 per cent year‑on‑year in January 2026. The city remains a faster‑moving market on time‑to‑sell, with the median days on market over the quarter to January recorded at 17 days, well below the national quarterly median. 

^{Source: Cotality}

Taken together, the lower sales volume but very short selling times suggest two things: good properties priced appropriately are still selling quickly, while a portion of the market is quieter and taking longer to transact. Compared with the national picture — where the national quarterly median days on market sits nearer 29 days — Brisbane’s short selling times point to stronger urgency from buyers in many suburbs, even as overall turnover has eased.

Brisbane new and total listings

New listings into the market have been weaker in the month to January, and total advertised supply in Brisbane has also fallen sharply on an annual basis. CoreLogic’s monthly data show new listings down 10.0 per cent and total listings down 25.9 per cent compared with the same month a year earlier.

^{Source: Cotality}

That fall in both new and total listings leaves less choice for buyers and helps explain why well‑priced homes are still selling fast despite lower overall sales volumes. Nationally, total listings were also down, but Brisbane’s drop in advertised stock is noticeably larger than the combined‑capitals average, which points to tighter local supply supporting prices in many Brisbane neighbourhoods.

Brisbane vendor discount and auction clearance rates

Vendor discounting captures the gap between asking price and sale price, while auction clearance rates show the share of scheduled auctions that end in a sale; together, they reveal how much negotiating room buyers have and how strongly homes are selling at auction. These measures help show whether sellers are having to drop price and whether auction markets are competitive or subdued.

Brisbane vendor discount

^{Source: Cotality}

Brisbane has tended to see smaller vendor discounts than many other capitals in recent months, reflecting relatively stronger selling conditions; past chart‑pack snapshots put Brisbane’s median vendor discount in the tighter range compared with peers. A narrower vendor discount means sellers are conceding less on asking price, which aligns with the short median selling times in the city.

Brisbane auction clearance rates

^{Source: Domain}

Auction results over the past few reporting weeks have been mixed — Brisbane’s clearance rates moved from about 60 per cent in the week ending 25 January to 48 per cent in the week ending 1 February, then up to 54 per cent in the week ending 8 February — showing some volatility and generally lower clearance outcomes than Sydney and Melbourne over the same weeks. That pattern suggests auction demand has been uneven: when quality stock is offered and priced sharply, it sells, but a larger share of auctions are passing in compared with the biggest eastern markets.

Brisbane property investing

Brisbane’s rental market is showing clear signs of tight conditions, with demand outpacing available homes in many parts of the city. The latest rental rates, yields, and vacancy trends explain what the tight Brisbane rental market means for renters, buyers, and investors in February 2026.

Brisbane rental market

This section covers rental rates, yields and annual rent changes across houses and units and compares Brisbane with the national picture and other capitals. The table below contains the detailed numbers for rental rates, rental yield, annual change in rents (houses) and annual change in rents (units) for Feb 2026 as reported in the monthly housing chart pack.

^{Source: Cotality}

Brisbane’s rental picture is shaped by strong underlying demand and a notably low level of listings, which has kept upward pressure on rents even as some other capitals show small seasonal easing. Rising home values in Brisbane—particularly strong gains in the lower-priced segments—have also pushed gross yields lower, meaning rents have had to climb to keep pace with higher property values. Cotality’s recent commentary highlights low advertised stock and continued competition at more affordable price points as a key reason rents are still rising in Brisbane. 

Brisbane vacancy rates

Vacancy rates show how much choice tenants have and how much room there is for rents to fall or rise; lower vacancies usually mean tighter markets and stronger rent pressure, while higher vacancies give tenants more negotiating power. Nationally, recent data points to vacancies remaining well below long‑run averages, suggesting the rental market is likely to stay tight into early 2026 unless supply increases meaningfully.

^{Source: SQM Research}

Brisbane stands out for having one of the tightest vacancy conditions among the capitals, with vacancies running well below the national rate and remaining around the sub‑1 per cent mark in the latest SQM release. This is consistent with the very low advertised stock Cotality and others have reported, and it helps explain why asking rents in Brisbane have continued to rise faster than in many other capitals. Compared with the national vacancy rate, Brisbane’s level points to a market that currently favours landlords and is likely to keep upward pressure on advertised rents until more supply comes online. 

Sam Tate, Head of Property at SQM Research said in the latest SQM rental market report

“The decline in the national vacancy rate to 1.2% in January highlights how quickly seasonal increases in rental supply can be absorbed in Australia’s current market. Most capital cities recorded tightening conditions, particularly Brisbane, Perth and Darwin, where vacancy rates are again sitting below 1%. With advertised rents rising in many markets early in the year, it suggests tenant demand remains strong. Unless we see a meaningful increase in new rental supply, upward pressure on rents is likely to persist through the first half of 2026.” 

Brisbane is directly in line with Sam’s callout of sub‑1% markets tightening, with vacancy falling from 1.2% in December 2025 to 0.9% in January 2026 and vacancies dropping from 4,101 to 3,339. It’s still only marginally tighter than January 2025 (0.9% versus 0.8%), but the month‑on‑month shift shows how quickly supply gets absorbed here. 

Combined asking rents are $726.75 per week and up 8.5% over the year, reinforcing the idea that tight vacancy settings are feeding rental growth. A 1.5% rolling monthly rise suggests affordability pressure is still building rather than stabilising.

Highest growth areas in Brisbane

^{Source: Cotality}

Highlights for Brisbane's high growth areas

• Springwood - Kingston ranked #1 in January 2026 with a median value of $922,327 and an annual growth of 22.4 per cent, accelerating from 19.5 per cent in December 2025 and holding the top spot across consecutive months. Suburbs to watch in Springwood - Kingston: Springwood, Daisy Hill, Kingston, and Slacks Creek 
• Sunnybank sits at #2 with a median value of $1,325,649 and annual growth of 20.1 per cent, making it both one of the highest-growth and highest‑value SA3s this month; sustained demand linked to strong local amenity and multicultural draw is underpinning continued competition.  
• Ipswich Inner (#3, median $848,367, 19.1 per cent) and Forest Lake - Oxley (#4, median $938,200, 19.0 per cent) are driving rapid growth in Brisbane’s outer corridors, each recording around 19 per cent annual gains while remaining below the city’s top median tiers. Suburbs to watch in Ipswich Inner: Spring Mountain, Silkstone, Brassall, North Ipswich, Flinders View, Raceview, Deebing Heights, Karalee, Karana Downs, Ripley and in Forest Lake - Oxley: Doolandella, Forest Lake, Richlands, Oxley, Durack 
• Springfield - Redbank is a notable new entrant to the January top 10 at #6 with a median of $903,021 and annual growth of 18.4 per cent, after not appearing in December’s top 10 — a sign of fast‑moving demand tied to master‑planned precinct momentum and nearby health‑sector investment. Suburbs to watch in Springfield - Redbank: Springfield, Camira, Springfield Lakes, Goodna, Bellbird Park, Brookwater, Redbank Plains, Collingwood Park 
• High‑value outliers such as Chermside (#10, median $1,272,406, 17.7 per cent), Sunnybank and Rocklea - Acacia Ridge (#5, median $1,173,611, 18.6 per cent) show that double‑digit growth is occurring across both premium and mid‑market pockets, while more affordable high‑growth options like Ipswich Inner (median $848,367) highlight the breadth of demand across different price tiers. Suburbs to watch in Chermside and Rocklea - Acacia Ridge: Chermside, Aspley, Acacia Ridge, Parkinson, and Calamvale