Brisbane property market data, trends, forecasts

Brisbane property market news - key takeaways

• Brisbane property market at record high: Brisbane dwelling values reached a record median of $1,118,306 in June 2026, with annual growth of +17.4 per cent placing it among the strongest-performing capital cities in the country.
• Total listings rising sharply: Total advertised stock in Brisbane climbed +23.2 per cent year on year, the largest increase among the major capitals, giving buyers meaningfully more choice than at this time last year.
• Auction clearance rate softens: Brisbane recorded a clearance rate of 35.4 per cent in the week ending 12 July 2026, a result that sits well below long-run balanced-market benchmarks and signals buyers hold the stronger hand at auction.
• Rents rising faster than most capitals: Brisbane rents grew +6.4 per cent over the year to June 2026, with a vacancy rate of just 0.9 per cent keeping rental supply tight and competition among renters elevated.
• Rate outlook divided among major banks: The RBA cash rate sits at 4.35 per cent, with CBA, ANZ and NAB forecasting cuts from mid-2027 while Westpac predicts two further rises, leaving the borrowing cost outlook genuinely uncertain for Brisbane buyers.

Brisbane property price movements

The Brisbane property market has continued to build on its recent momentum, with values rising across all property types in June 2026. Growth has been broad-based, covering houses, units and the overall market alike.

Brisbane property prices - June 2026

Brisbane home values rose +0.3 per cent in June 2026, adding to a quarterly gain of +1.3 per cent and a substantial annual gain of +17.4 per cent. The quarterly and annual figures place Brisbane among the stronger-performing capital cities in the country.

^{Source: Cotality}

The median home value in Brisbane reached $1,118,306 in June 2026, up around $3,347 over the month. Brisbane values are at a record high.

House prices in Brisbane

Brisbane house prices edged up +0.2 per cent in June 2026, continuing a run of positive monthly results. Quarterly growth of +1.1 per cent and an annual gain of +16.8 per cent show the Brisbane housing market has delivered strong returns over the past year.

^{Source: Cotality}

The median house value reached $1,225,350, a gain of around $2,449 over the month. Houses have grown at a slightly slower pace than units over both the month and the quarter, though their annual gain of +16.8 per cent remains well ahead of the national average.

Unit prices in Brisbane

Brisbane unit prices posted a stronger monthly result than houses in June 2026, rising +0.6 per cent to reach a median of $885,132. Brisbane unit prices are up +20.3 per cent over the year, outpacing the house segment across every measured timeframe.

^{Source: Cotality}

The unit median climbed by around $5,287 over the month. The quarterly gain of +2.2 per cent and annual gain of +20.3 per cent suggest demand for units has been particularly strong, likely reflecting buyers seeking a lower entry point into a market where house prices have moved well above $1,000,000.

Brisbane property market forecasts 2026

Australia's Big Four banks publish annual property price forecasts as part of their economic research divisions, and their views on Brisbane in 2026 span a notably wide range. All four are forecasting growth, but the scale of that growth differs considerably.

According to Canstar:

• ANZ predicts that we’ll see 25 basis point cuts in September and December of 2027, bringing the cash rate to 3.85% by the end of next year.
• CBA predicts that we’ll see 25 basis point cuts in May and August of 2027, bringing the cash rate to 3.85% by the third quarter of next year.
• NAB predicts that we’ll see 25 basis point cuts in June, September and December of 2027, bringing the cash rate to 3.60% by the end of next year.
• Westpac currently predicts two more 25 basis point hikes in August and September, bringing the cash rate to 4.85%.

The Brisbane house price forecast spread runs from CBA at the optimistic end (+12.0 per cent) down to NAB's Queensland state figure at the other (+3.8 per cent, which covers the broader state rather than Brisbane specifically). ANZ sits near the top of the city-level range at +9.7 per cent, with Westpac close behind at +9.0 per cent, the two city-level forecasts clustering toward the upper portion of the spread. For anyone tracking Brisbane property market predictions, the gap between the most and least optimistic views is a reminder that the outlook carries real uncertainty at this point in the cycle.

RBA cash rate forecast 2026

The RBA cash rate currently sits at 4.35 per cent. Three of the four major banks expect the next move to be a cut, though Westpac stands apart, forecasting a rise. The banks' views on timing and destination diverge meaningfully, so the path ahead warrants close attention.

• ANZ expects the next cash-rate move to be a 25 basis point cut, forecasting another cut in December 2027 to bring the cash rate to 3.85 per cent.
• CBA expects the next cash-rate move to be a 25 basis point cut in May 2027, forecasting another cut in September 2027 to bring the cash rate to 3.85 per cent.
• NAB expects the next cash-rate move to be a 25 basis point cut in June 2027, forecasting two more cuts in September and December 2027 to bring the cash rate to 3.60 per cent.
• Westpac expects the next cash-rate move to be a 25 basis point rise in August, forecasting another rise in September to bring the cash rate to 4.85 per cent.

What this means for the Brisbane market

At 4.35 per cent, the cash rate continues to shape what Brisbane buyers can borrow. For a household carrying a typical mortgage, each 25 basis point cut translates to a meaningful reduction in monthly repayments and a modest lift in borrowing capacity. The opposite holds if Westpac's rate-rise scenario proves correct.

The tension between those two scenarios matters for how Brisbane's price forecasts play out. If the cutting cycle CBA, ANZ and NAB anticipate arrives in the first half of 2027, it would support the stronger end of the Brisbane house price forecast range. Westpac's contrarian view, two further rises lifting the cash rate to 4.85 per cent, would, if realised, put meaningful pressure on demand across all segments, with first-home buyers and those already stretched by current repayments most exposed.

NAB's forecast file dates to Q1 2026 and CBA's to the first half of 2026, so both predate the most recent RBA deliberations; their outlooks may be revised as the year progresses.

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 has kept the city at a record high, with dwelling values rising +0.3 per cent in June, +1.3 per cent over the quarter, and +17.4 per cent over the year to reach a median of $1,118,306, according to Cotality's latest figures.

The five-year run has been shaped by a wave of interstate migration that added sustained pressure to a city with constrained new housing supply, and while the RBA's cash rate of 4.35 per cent has weighed on borrowing capacity, demand has proved durable enough to keep values climbing. Total listings are up +23.2 per cent on a year ago, which tells us more stock is reaching the market, but at 23 days the median selling time remains well below the national figure of 32 days, a sign that buyer demand in Brisbane is holding up relative to most other capitals.

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 remain active relative to most other capital cities, though the market is not without its own pressures. Total listings have risen sharply over the past year, and auction clearance rates have pulled back to levels that point firmly toward buyers having more room to move than they did a year ago.

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Brisbane sales volume and days on market

Brisbane sales volume edged -0.7 per cent lower year on year, matching the combined capitals average and sitting well below the national figure of +2.1 per cent. Properties are selling in a median of 23 days, up from 21 days a year ago, though both figures remain considerably faster than the combined capitals median of 30 days and the national median of 32 days.

^{Source: Cotality}

Even at 23 days, Brisbane is moving stock at roughly three-quarters of the time it takes across the combined capitals. That gap tells sellers the city is still absorbing supply at a pace most other markets cannot match, though the two extra days compared to a year ago suggest buyers are taking slightly longer to commit.

Brisbane new and total listings

New listings in Brisbane rose +0.8 per cent year on year, a modest increase that on its own tells a limited story. The more telling figure is total listings, which climbed +23.2 per cent over the same period, the largest year-on-year rise among the major capitals.

^{Source: Cotality}

A +23.2 per cent rise in total stock means buyers in Brisbane now have meaningfully more properties to consider than at this time last year. More choice typically softens the urgency to act quickly, and alongside prices that are still climbing, it is a pattern that warrants attention from sellers pricing their home.

Brisbane vendor discount and auction clearance rates

Vendor discount measures the percentage difference between a property's initial asking price and its final sale price, capturing how much sellers typically move from their opening position to close a deal. Auction clearance rates record the share of properties sold at auction in a given week, and together the two figures offer a read on how much negotiating leverage buyers currently hold.

Brisbane vendor discount

^{Source: Cotality}

Brisbane's vendor discount held steady at -3.1 per cent, unchanged from a year ago. Sellers are accepting offers about 3.1 per cent below their initial asking price on average, a level that has not shifted despite the significant rise in total listings over the same period.

Brisbane auction clearance rates

^{Source: Cotality}

Brisbane recorded a clearance rate of 35.4 per cent in the week ending 12 July 2026, with 46 properties sold from 130 auctions. A rate at this level sits well below the long-run benchmark for a balanced market and points clearly to conditions where buyers have the stronger hand at the auction table.

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Brisbane property investing

Brisbane's rental market continues to deliver strong income growth for investors, while renters face ongoing cost pressure from a shortage of available homes. The combination of above-average rental gains and a persistently low vacancy rate sets Brisbane apart from the larger southern capitals.

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

Brisbane rental market

The table below covers Brisbane's annual rent change for houses and units, gross rental yield, and how those figures sit alongside other capital cities and the national benchmarks.

^{Source: Cotality}

Brisbane rents rose +6.4 per cent over the year to June 2026, ahead of the national rate of +5.9 per cent and above every southern capital. Houses led the way at +6.6 per cent, with units not far behind at +5.8 per cent. Brisbane's gross yield of 3.3 per cent sits at the lower end of the capital city range, matching Sydney, which reflects how far property values have run relative to the rental income they generate.

Brisbane vacancy rates

Vacancy rates measure the share of rental properties sitting empty at any given time, and a lower rate generally signals stronger competition among renters for available homes. SQM data shows that Brisbane's vacancy rate has held at 0.9 per cent over the past year, compared with a national rate of 1.3 per cent.

^{Source: SQM Research}

Brisbane's vacancy rate is essentially flat on a year ago, sitting at 0.9 per cent with 3,065 vacant properties compared with 3,147 twelve months earlier. That reading is well below the national rate of 1.3 per cent, and well below Sydney and Melbourne, both at 1.6 per cent. At this level, renters in Brisbane have very little choice among available properties, and that limited supply is a key driver of the sustained rent growth the city has recorded.

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

"While the national vacancy rate has edged up to 1.3%, Australia's rental market remains exceptionally tight by historical standards. Most capital cities continue to record vacancy rates below one per cent or only marginally above, highlighting that rental supply remains insufficient to meet demand."

Mr Christopher's observation applies directly to Brisbane. With a vacancy rate of 0.9 per cent, the city sits firmly among the capitals where supply has not kept pace with demand, and that gap is what has kept rental growth running at more than twice the rate of general inflation. For investors, the income outlook remains supported by that structural constraint, even as the yield figure reflects the scale of value growth Brisbane has seen over recent years.

Highest growth areas in Brisbane

Brisbane's strongest 12-month price gains in June 2026 were concentrated in the city's southern and outer corridors. The table below ranks the top 10 Statistical Area Level 3 (SA3) regions across Greater Brisbane by annual percentage change, an SA3 is an Australian Bureau of Statistics geographic classification that typically groups several adjacent suburbs into a single region.

^{Source: Cotality}

Highlights for Brisbane's high growth areas

• Beenleigh: Ranked #1 with annual growth of +22.9 per cent and a median value of $939,705, Beenleigh leads all Brisbane SA3 regions for the June 2026 period. Its relative affordability within Greater Brisbane continues to draw buyers, with suburbs such as Eagleby and Holmview among the more active pockets in the region.
• Beaudesert: Ranked #2 with +22.5 per cent annual growth and a median of $930,687, Beaudesert sits in the Logan - Beaudesert SA4 alongside the top-ranked region, reflecting the broad-based momentum running through Brisbane's outer south. Its lower entry point compared with inner and middle-ring suburbs has made it an appealing option for buyers seeking more space.
• Loganlea - Carbrook: Ranked #3 with +22.4 per cent annual growth and a median of $1,007,606, Loganlea - Carbrook rounds out a dominant run for the Logan corridor, with three of Brisbane's top three SA3 regions all sitting within the same SA4. Suburbs such as Shailer Park and Tanah Merah have drawn consistent buyer interest from those seeking proximity to motorway links without inner-city price tags.
• Logan corridor sweep: Ranks #4 and #5, Springwood - Kingston (+22.1 per cent, $924,706) and Caboolture (+21.8 per cent, $974,243), extend the outer-Brisbane affordability theme, with Springwood in the Logan SA4 and Caboolture anchoring growth to Brisbane's north in Moreton Bay. Suburbs such as Springwood and Caboolture South have been active within their respective regions, supported by infrastructure investment and steady population growth along both corridors.
• Western and southern rim: Ranks #6 through #10, Forest Lake - Oxley (+21.3 per cent, $1,016,405), Springfield - Redbank (+21.2 per cent, $969,535), Centenary (+21.0 per cent, $1,412,924), Browns Plains (+20.7 per cent, $988,573) and Sandgate (+20.6 per cent, $1,151,921), span Brisbane's western suburbs and outer south, with Centenary's median of $1,412,924 standing out as the highest in the top 10. Suburbs such as Redbank Plains in Springfield - Redbank, and Brighton in Sandgate, reflect the geographic spread of demand from buyers moving outward from the city centre in search of value.

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