Brisbane property market data, trends, forecasts

Brisbane property market news - key takeaways

• Strong price growth continues: Brisbane property values rose +1.2 per cent in April 2026 and +19.7 per cent over the year, with the median dwelling value now sitting at $1,116,180.
• Stock remains thin: Total listings in the Brisbane property market fell -13.7 per cent year on year, keeping the pool of available homes shallow even as new listings edge higher.
• Auction market softens: The most recent auction clearance rate came in at 48.8 per cent, with 40 properties passed in, suggesting buyers are pushing back on vendor price expectations as borrowing costs rise.
• Tight rental conditions: Brisbane's vacancy rate tightened to 0.8 per cent, with annual rent growth of +6.7 per cent matching Perth as the equal-highest of any major capital.
• Rate rises adding pressure: The RBA lifted the cash rate to 4.10 per cent in March 2026, and market pricing points to further increases ahead, which is expected to weigh on borrowing capacity through the rest of the year.

Brisbane property price movements

Brisbane's property market continued to push higher in April 2026, extending a run of growth that has placed it among the strongest performers of any capital city. While higher interest rates are slowing conditions in some parts of the country, Brisbane is moving in a different direction entirely.

Brisbane property prices - May 2026

Brisbane's property values rose solidly through April 2026, with the typical home gaining +1.2 per cent over the month. Annual growth of +19.7 per cent tells the fuller story of just how much ground values have covered over the past twelve months.

^{Source: Cotality}

The median home value in Brisbane now sits at $1,116,180, up around $13,244 from the prior month's estimated median of $1,102,936. Quarterly growth of +4.7 per cent confirms the pace of gains has not faded as the year has progressed.

House prices in Brisbane

Brisbane house prices kept climbing in April 2026, with the median rising +1.2 per cent over the month and +19.1 per cent over the year. The Brisbane housing market is sustaining a pace of growth that most other capitals cannot match right now.

^{Source: Cotality}

The median house value reached $1,222,906, an increase of roughly $14,452 from the estimated prior-month median of $1,208,454. At +4.5 per cent quarterly, houses have added more than $52,000 in median value over just three months.

Unit prices in Brisbane

Brisbane unit prices are outpacing houses on a monthly and quarterly basis, rising +1.4 per cent in April 2026 and +5.5 per cent over the quarter. Annual growth of +22.6 per cent means Brisbane unit prices have risen faster than any other major dwelling type in this market over the past year.

^{Source: Cotality}

The median unit value of $876,474 represents a monthly gain of approximately $12,127 from the prior estimate of $864,347. That annual rate of +22.6 per cent is a notable figure, suggesting demand for more accessible price points has been a consistent driver of the unit market's outperformance.

Brisbane property market forecasts 2026

Australia's Big 4 banks publish annual dwelling price forecasts as part of their economic research, and views on Brisbane for 2026 differ quite sharply across the four institutions. Each bank takes its own approach to methodology and horizon, so the figures below are best read as a range of informed opinions rather than a consensus.

• CBA: CBA predicts Brisbane property prices to rise +12.0 per cent over 2026.
• Westpac: Westpac predicts Brisbane property prices to rise +7.0 per cent over 2026.
• NAB: NAB's published forecast is at the Queensland state level; it predicts dwelling prices to rise +4.4 per cent over the next 12 months across Queensland.
• ANZ: ANZ predicts Brisbane property prices to rise +9.7 per cent over 2026.

The spread across Brisbane house price forecasts runs from +4.4 per cent (NAB, Queensland-wide) to +12.0 per cent (CBA), a range of nearly 8 percentage points. CBA and ANZ sit at the optimistic end of Brisbane property market predictions, while Westpac's mid-range view and NAB's state-level figure imply a more measured pace of growth. That width in the range reflects genuine uncertainty about how higher interest rates and softening consumer sentiment will weigh on Queensland demand through the second half of the year.

Consultancy KPMG sits broadly in line with the more optimistic Big 4 banks, forecasting +9.3 per cent dwelling growth across 2026 (houses +10.9 per cent, units +7.8 per cent).

RBA cash rate forecast 2026

At its March 2026 meeting, the RBA lifted the cash rate to 4.10 per cent, up from 3.60 per cent at the previous meeting. The decision reflected persistent inflationary pressures, a tight labour market, and the upside risk to energy prices stemming from the Middle East conflict. Financial markets are pricing in further upward pressure on the cash rate through 2026, and the general industry view is that rates have not yet peaked.

• CBA: CBA expects further rate increases remain possible given elevated inflation, though its Brisbane house price forecast of +12.0 per cent implies the bank believes the market can absorb the additional cost of borrowing.
• Westpac: Similar to CBA, Westpac has not ruled out further hikes, and its more conservative Brisbane forecast of +7.0 per cent suggests it attributes greater weight to the dampening effect of higher rates on buyer demand.
• NAB: NAB has not published a revised cash rate forecast since the March 2026 decision, but its cautious Queensland-wide growth outlook of +4.4 per cent is consistent with a view that rates will remain elevated and constrain purchasing activity through the year.
• ANZ: ANZ anticipates continued upward pressure on the cash rate in 2026, in line with market pricing, though it still expects Brisbane values to rise +9.7 per cent, pointing to confidence in the city's underlying demand fundamentals.

What this means for the Brisbane market

A cash rate of 4.10 per cent adds meaningful pressure to borrowing capacity. For a buyer in Brisbane, where the median dwelling value now sits above $1,100,000, each upward move in the cash rate reduces the loan size a typical household can service, effectively pushing some buyers out of the market or down into lower price points.

That pressure matters most at the top end of the Brisbane market. Higher-priced homes are most exposed to borrowing capacity constraints, and as rates rise further, demand is likely to concentrate in more affordable pockets of the city. Units, which carry a median value around $200,000 below houses, may prove relatively more resilient if rate pressure persists.

Several of the Big 4 forecasts were finalised before or around the March 2026 rate decision, meaning the full effect of the latest hike, and any subsequent increases, may not yet be fully reflected in their Brisbane house price trend projections. Bank views are likely to be revised as the rate path becomes clearer in the months ahead.

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 market tells two stories at once. On the surface, homes are selling faster than almost anywhere else in the country and vendors are conceding less than they were a year ago. Look closer, though, and a cautious undercurrent is emerging: sales volumes are slipping, total stock is thin, and the most recent auction result points to buyers pulling back in the face of rising interest rates and uncertain economic conditions.

Brisbane sales volume and days on market

Brisbane recorded a -1.7 per cent fall in sales volumes year on year, a notably different picture from the combined capitals average of +2.9 per cent and the national figure of +4.7 per cent. At the same time, homes are selling in 19 days on average, down from 21 days a year ago, suggesting that when buyers do act, they move quickly.

^{Source: Cotality}

Brisbane's 19-day median selling time is sharply faster than the combined capitals average of 27 days and the national average of 30 days. That gap tells buyers they have very little time to deliberate. Stock that hits the market in Brisbane gets absorbed quickly, even as the overall number of transactions eases.

Brisbane new and total listings

New listings rose +3.3 per cent year on year, meaning more sellers are testing the market than this time last year. Total listings, by contrast, fell -13.7 per cent over the same period, which means that new supply is being absorbed almost as fast as it arrives.

^{Source: Cotality}

For buyers, the combination of rising new listings and falling total stock is a sign of a tight market with shallow depth. Fresh properties appear regularly, but the pool of available homes to choose from remains narrow, a condition that has supported price growth in Brisbane and is likely to continue doing so while demand holds.

Brisbane vendor discount and auction clearance rates

Vendor discount measures the gap between a property's initial asking price and what it ultimately sells for. A wider gap means sellers are conceding more ground to close a deal. Auction clearance rates measure the share of auctioned properties that sell on the day, and together the two figures give a reliable read on which side of the negotiating table holds the advantage.

Brisbane vendor discount

^{Source: Cotality}

Brisbane vendors are currently discounting by -2.5 per cent on average, a narrower concession than the -2.9 per cent recorded a year ago. Sellers are holding firmer on price than they were twelve months back, which fits the tight stock conditions and fast selling times seen across the market.

Brisbane auction clearance rates

^{Source: Cotality}

The most recent week recorded a clearance rate of 48.8 per cent from 86 auctions, with 40 properties passed in and a further 4 withdrawn. A result below 50 per cent sits firmly in buyer-favourable territory by long-run benchmarks, and the high number of passed-in results suggests vendors and buyers are struggling to agree on price at the auction stage.

That reading stands in contrast to the tight days-on-market and vendor discount figures, and is worth watching. It may be the earliest sign that Brisbane's exceptional run of seller-side strength is beginning to soften under the weight of higher borrowing costs and falling consumer confidence.

Brisbane property investing

Brisbane's rental market is working hard for investors right now. Rents are rising faster than most other capitals, vacancy is razor-thin, and the city continues to draw strong population inflows that show little sign of easing.

Brisbane rental market

The table below sets out annual rent growth and gross rental yields across the capital cities, including the breakdown between houses and units for Brisbane and its peers.

^{Source: Cotality}

Brisbane's annual rent growth of +6.7 per cent is equal-highest among the major capitals, matching Perth and sitting well above the national figure of +5.7 per cent. The city's gross yield of 3.3 per cent sits below the national average of 3.6 per cent, which tells you that strong property value growth has pushed prices ahead of rents over the long run. Houses and units are growing almost in lockstep, up +6.5 per cent and +6.4 per cent respectively, suggesting the rental squeeze is broad-based rather than concentrated in one property type.

Brisbane vacancy rates

Vacancy rates measure the share of rental properties sitting empty at any point in time. A lower rate means fewer options for renters and more pricing power for landlords. According to SQM data, Brisbane's vacancy rate tightened from 0.9 per cent a year ago to 0.8 per cent in April 2026.

^{Source: SQM Research}

Brisbane's 0.8 per cent vacancy rate sits meaningfully below the national figure of 1.0 per cent, and the absolute count of vacant properties has fallen from 3,207 to 2,662 over the past year. At that level, renters have very little to choose from, and competition for available properties stays intense. Among the major east-coast capitals, only Adelaide runs tighter than Brisbane, and both sit well below the more loosely supplied Melbourne and Sydney markets.

Louis Christopher, Managing Director at SQM Research said in the latest SQM rental market report:

"The national vacancy rate dropping to 1.0% highlights just how tight Australia's rental market has become. We are now seeing vacancy rates at critically low levels in several cities, particularly Perth, Darwin and Hobart."

Brisbane may not be in the three cities Christopher names explicitly, but at 0.8 per cent it is not far behind. With vacancy already this low and population growth continuing to outpace new supply, there is little in the data to suggest meaningful relief for renters is close. For investors, that means strong rent growth is likely to persist, even as rising interest rates add pressure on holding costs.

Highest growth areas in Brisbane

Brisbane's strongest annual price gains in April 2026 are concentrated in the city's southern and south-western corridors, with outer-ring and fringe areas leading the pack. The table below ranks the top 10 Statistical Area Level 3 (SA3) regions across Greater Brisbane by annual percentage change. An SA3 is an ABS geographic classification that typically groups several adjacent suburbs into a single region for statistical purposes.

^{Source: Cotality}

Highlights for Brisbane's high growth areas

• Beaudesert: Ranked #1 across Greater Brisbane with annual growth of +25.4 per cent and a median value of $959,256, Beaudesert sits at the southern edge of the Logan corridor where buyers are drawn by relatively accessible prices compared to inner Brisbane. Its semi-rural character and proximity to both the Gold Coast and Brisbane have made it a consistent drawcard for buyers seeking land and space.
• Springwood - Kingston: Ranked #2 with +24.8 per cent annual growth and a median value of $956,216, Springwood - Kingston occupies the middle of the Logan - Beaudesert corridor with good motorway access to Brisbane's CBD and the Gold Coast. Buyers who have been pushed out of pricier southern suburbs are finding this area offers more for their money without sacrificing connectivity.
• Loganlea - Carbrook: Ranked #3 with +24.3 per cent annual growth and a median value of $1,022,343, Loganlea - Carbrook is the only top-three SA3 to cross the $1,000,000 median mark, reflecting solid demand for its mix of established homes and industrial proximity. Its position within the broader Logan region, which has benefited from strong population growth and infrastructure investment, continues to support buyer interest.
• Southern Logan sweep: Ranks #4 and #5, Beenleigh (+23.8 per cent, $938,601) and Forest Lake - Oxley (+23.6 per cent, $1,000,555), round out a dominant run for Brisbane's south and south-west. Beenleigh is the most affordable SA3 in this top five, while Forest Lake - Oxley, sitting within the Ipswich SA4, reflects the ongoing push westward by buyers seeking sub-$1,100,000 entry points within reasonable commuting distance of the CBD.
• Inner and northern ring: Ranks #6 through #10, Sunnybank (+23.3 per cent, $1,392,626), Nundah (+22.8 per cent, $1,157,775), Ipswich Inner (+22.4 per cent, $896,551), Chermside (+22.4 per cent, $1,350,126) and North Lakes (+22.3 per cent, $1,052,220), show that strong growth is not confined to outer-ring affordability markets. Sunnybank and Chermside, both with medians above $1,300,000, are benefiting from demand for established suburban living on Brisbane's inner southern and northern sides, while North Lakes on the Moreton Bay fringe rounds out a broad band of gains stretching across the city.