Authored by the expert who managed and guided the team behind the Australia Property Pack
Yes, the analysis of Brisbane's property market is included in our pack
Brisbane's property market as of September 2025 shows remarkable price variation across different property types and suburbs, with the average price per square metre ranging from $747 for apartments to $1,263 for houses. Property buyers are navigating a market where inner-city suburbs command premium prices of over $5,000 per square metre, while emerging areas offer opportunities for under $1,000 per square metre.
If you want to go deeper, you can check our pack of documents related to the real estate market in Australia, based on reliable facts and data, not opinions or rumors.
Brisbane's property market offers significant value compared to Sydney and Melbourne, with average prices of $1,133 per square metre across all dwellings and strong growth projections for the next five years.
Smart buyers are focusing on up-and-coming suburbs like Salisbury and Nundah for balanced growth potential, while investors target inner-city units for superior rental yields of 5.0-5.5%.
| Property Type | Average Price per Sqm | Median Property Price |
|---|---|---|
| Houses | $1,263 | $1,019,865 |
| Apartments/Units | $747 | $727,110 |
| Premium Inner Suburbs | $5,000-$5,515 | $4.15M+ (Teneriffe) |
| Budget Areas | $702-$1,434 | $393,000-$687,000 |
| Up-and-Coming | $1,200-$2,000 | $630,000-$800,000 |
What's the current average price per square metre in Brisbane?
Brisbane's average price per square metre sits at $1,133 for all dwelling types as of September 2025.
Houses command a significantly higher rate of approximately $1,263 per square metre, while apartments and units average around $747 per square metre. This substantial difference reflects the premium buyers place on land ownership and the typically larger living spaces that houses provide.
The Brisbane property market shows considerable variation depending on location and property characteristics. Inner-city suburbs with premium amenities and proximity to the CBD can reach price points exceeding $5,000 per square metre, while outer suburbs and emerging areas offer opportunities below $1,000 per square metre.
These figures represent a market that continues to experience growth pressure from interstate migration and infrastructure development. The price per square metre calculation provides a useful benchmark for comparing value across different property types and locations within the Brisbane market.
It's something we develop in our Australia property pack.
How does the price vary depending on property type?
Property type creates the most significant price variation in Brisbane's residential market, with houses commanding premium rates over apartments and units.
Detached houses average $1,263 per square metre with a median sale price of $1,019,865. This premium reflects the inclusion of land value, typically larger floor areas, and the privacy and flexibility that standalone properties provide. Houses also tend to appreciate more consistently over time due to land scarcity in desirable areas.
Apartments and units average $747 per square metre with a median price of $727,110. The lower per-square-metre cost makes apartments more accessible for first-time buyers and investors, while still providing access to Brisbane's inner suburbs and amenities. Unit prices also include shared facilities like gyms, pools, and security systems that individual houses might lack.
Townhouses occupy the middle ground between apartments and houses, though specific per-square-metre figures weren't available in current market data. These properties typically offer a compromise between affordability and space, featuring multiple levels and often small private outdoor areas.
The price gap between property types has widened over recent years as land values have increased faster than construction costs, making the land component of houses increasingly valuable compared to high-density alternatives.
What are the differences in average price per sqm across different neighbourhoods?
| Suburb Category | Price per Sqm Range | Example Suburbs |
|---|---|---|
| Premium Inner City | $5,157 - $5,515 | Petrie Terrace, New Farm, West End |
| Expensive Established | $4,000 - $5,156 | Spring Hill, Paddington, Teneriffe |
| Mid-Range Suburbs | $1,343 - $2,500 | Keperra, Kenmore Hills, Stafford Heights |
| Up-and-Coming | $1,200 - $2,000 | Salisbury, Nundah, Logan City |
| Budget-Friendly | $702 - $1,200 | Rocklea, Chermside West, Marsden |
| Outer Growth Areas | $800 - $1,500 | Ipswich Hinterland, Caboolture |
What are the most expensive areas right now, which ones are up-and-coming, and which are more budget-friendly?
Brisbane's most expensive areas command premium prices due to their proximity to the CBD, lifestyle amenities, and established prestige.
The most expensive suburbs include Petrie Terrace at $5,515 per square metre, New Farm at $5,329 per square metre, and West End at $5,217 per square metre. Teneriffe leads in absolute property values with median house prices reaching $4.15 million and units at $842,000. These areas offer riverfront locations, heritage character, and walking distance to Brisbane's cultural and business districts.
Up-and-coming areas showing strong growth potential include Salisbury, Nundah, Logan City, and parts of the Ipswich Hinterland. These suburbs benefit from infrastructure investment, transport improvements, and gentrification trends. Nundah particularly stands out for its airport rail link and family-friendly amenities, while Logan City offers significant value with houses selling for $630,000-$687,000.
Budget-friendly options center around Rocklea at $702 per square metre, along with Keperra, Chermside West, and Marsden. Acacia Ridge presents exceptional value with houses at $393,000 and has shown remarkable growth of 97.5% over five years. Moorooka offers units from $340,000, providing affordable entry points into the Brisbane market.
The outer growth corridors including Caboolture, Ipswich, and parts of Logan represent the best balance of affordability and future growth potential, particularly for buyers seeking larger properties or investment opportunities.
How much do example properties actually sell for, and what's the total price including fees, taxes, and other costs?
Actual property sales in Brisbane vary significantly by location and property type, with additional costs adding 3-5% to purchase prices.
Median sale prices show houses at $1,019,865 and units at $727,110 across Brisbane. In affordable suburbs, buyers can find houses in Acacia Ridge for $393,000 and units in Moorooka for $340,000. Premium areas see Teneriffe houses selling for $4.15 million median, demonstrating the market's broad price spectrum.
Total purchase costs include stamp duty, legal fees, building and pest inspections, and loan establishment costs. Buyers should budget an additional $30,000-$50,000 for a median-priced property, or 3-5% of the purchase price. Stamp duty represents the largest component, calculated on a sliding scale based on property value.
Ongoing ownership costs include council rates averaging $1,600-$3,200 annually, body corporate fees for apartments ranging $3,000-$7,000 yearly, insurance, utilities, and maintenance. First-time buyers often underestimate these recurring expenses when calculating affordability.
Inspection costs run $150-$350 for building and pest reports, while legal fees typically range $1,200-$2,500. Loan establishment costs vary by lender but generally add $500-$1,500 to the transaction.
The total investment for a median Brisbane house approaches $1.1 million including all costs, while a median unit requires approximately $780,000 including fees and initial setup expenses.
What does the typical mortgage look like for these kinds of purchases?
Brisbane property mortgages typically require deposits of 5-20% with current variable rates averaging 6.75% for owner-occupiers and 7.01% for investors.
For a median house purchase of $1,019,865, buyers need deposits ranging from $35,000 to $200,000 depending on their deposit percentage and lender requirements. First-time buyers often start with 5-10% deposits, while investors typically need 20% minimum to avoid lenders mortgage insurance.
Monthly repayments on a $800,000 loan at 6.75% over 30 years total approximately $5,185, making household income requirements around $120,000-$140,000 for comfortable serviceability. Lenders typically allow borrowing up to 6 times annual income, though this varies based on existing debts and expenses.
Most Brisbane buyers choose principal and interest loans over interest-only options, particularly owner-occupiers seeking to build equity. Loan terms commonly extend 25-30 years, with many borrowers targeting shorter periods to reduce total interest costs.
Pre-approval processes typically take 3-10 business days, with buyers advised to shop around among lenders as rates can vary by 0.5-1% between institutions. Strong borrowers with 20% deposits and stable employment often secure rates below the advertised averages.
Don't lose money on your property in Brisbane
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
How have prices changed compared with one year ago and compared with five years ago?
Brisbane property prices have increased 7.3% city-wide over the past year, with units showing stronger growth of 10-16% compared to houses.
The one-year growth reflects sustained demand from interstate migration, particularly from Sydney and Melbourne buyers seeking more affordable options. Infrastructure projects including the Cross River Rail and Olympic preparations continue driving confidence in Brisbane's long-term prospects.
Five-year price movements show dramatic variations by suburb, with some areas experiencing gains exceeding 50%. Acacia Ridge houses have surged 97.5% over five years, while established inner suburbs have shown more moderate but consistent growth. Units generally appreciated faster than houses due to their lower starting prices and strong rental demand.
The compound annual growth rate across Brisbane over five years averages 8-12% depending on property type and location. Budget and emerging suburbs have outperformed premium areas percentage-wise, though absolute dollar gains remain highest in established expensive areas.
Growth drivers include population increases, low housing supply relative to demand, historically low interest rates until recent increases, and major infrastructure investment. The trend reflects broader Australian capital city dynamics where Brisbane benefits from relative affordability compared to Sydney and Melbourne.
What are the forecasts for prices over the next one year, five years, and ten years?
Brisbane property prices are forecast to grow 5% over the next year for both houses and units, supported by continued population growth and infrastructure development.
One-year forecasts predict moderate growth as interest rate pressures balance against strong underlying demand. The Brisbane market appears more resilient than other capitals due to relative affordability and ongoing economic development including Olympic infrastructure and renewable energy projects.
Five-year projections suggest steady moderate growth with transport-connected and infrastructure-adjacent suburbs expected to outperform. The Cross River Rail completion and Olympic venue development should create new growth corridors, particularly in outer suburbs with improved connectivity. Population growth from interstate migration is expected to continue supporting demand.
Ten-year forecasts anticipate Brisbane prices outpacing inflation with annual growth averaging 4-6%. Suburbs with infrastructure investment, employment growth, and lifestyle amenities should excel. Climate change adaptation and green building requirements may create additional value premiums for newer, sustainable properties.
Up-market and transport-linked suburbs are projected to lead long-term growth, while budget areas may experience more volatile but potentially higher percentage gains. The forecasts assume continued population growth, stable political environment, and successful infrastructure delivery.
It's something we develop in our Australia property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Australia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
How does Brisbane's price per sqm compare with other similar major cities in Australia or abroad?
| City | Price per Sqm Range | Median House Price |
|---|---|---|
| Sydney | $10,000-$25,000 (prime suburbs) | $1.23 million |
| Melbourne | Up to $13,000 (expensive areas) | $803,000 |
| Brisbane | $700-$5,500 (depending on suburb) | $1,020,000 |
| Perth | Lower than Brisbane | $832,000 |
| Adelaide | Significantly lower than Brisbane | $650,000-$750,000 |
What are the smartest choices today if you want to buy to live in, rent out short term, rent out long term, or buy to resell later?
Smart property choices in Brisbane depend heavily on your investment strategy and time horizon, with different property types and locations optimal for each approach.
For owner-occupiers, focus on well-connected suburbs with lifestyle amenities and quality schools. Paddington, Nundah, and Salisbury offer excellent family environments with good transport links and community facilities. Consider up-and-coming areas like Keperra or parts of Ipswich for better value while maintaining accessibility to employment centers and amenities.
Long-term rental investors should target 1-2 bedroom units near the CBD, universities, or major employment hubs. These properties typically achieve rental yields of 5.0-5.5%, with some inner suburbs like Spring Hill reaching 7.2%. Units in Fortitude Valley, Goodna, and Waterford West currently offer strong rental demand and growth potential.
Short-term rental strategies work best in tourist and business traveler areas including South Bank, Kangaroo Point, and Spring Hill. These locations can achieve 30-40% higher yields than traditional rentals, though they require more active management and face regulatory considerations. Properties near convention centers, sporting venues, and entertainment precincts perform strongest.
Buy-to-resell strategies should focus on premium inner-city areas or suburbs with high infrastructure spend that can be held for optimal periods of 8-9 years. Premium areas provide more consistent capital growth, while emerging suburbs with infrastructure investment offer higher percentage returns if timing aligns with development completion.
Current market conditions favor investors who can hold properties through interest rate cycles and benefit from Brisbane's long-term growth drivers including population increase and infrastructure development.
Which options currently offer the best balance between cost and future growth potential?
Suburbs with infrastructure investments, below-median price growth, and low vacancy rates currently offer the optimal balance between affordability and growth potential.
Nundah stands out for its airport rail link, family amenities, and reasonable current pricing compared to inner Brisbane suburbs. The suburb benefits from excellent transport connectivity while maintaining suburban character and affordable entry points for both houses and units.
Salisbury represents exceptional value with ongoing gentrification, proximity to employment centers, and below-average current pricing. The area shows strong fundamentals including low vacancy rates and increasing amenity development that should drive future capital growth.
Caboolture and Ipswich areas offer larger properties at affordable prices with significant government infrastructure investment planned. These locations suit buyers seeking land size and future development potential, particularly as Brisbane's urban sprawl continues northward and westward.
Spring Hill provides the best inner-city value with current rental yields reaching 7.2% while maintaining strong capital growth prospects. The area offers apartment living with CBD proximity at prices below premium suburbs like New Farm or West End.
Logan City presents opportunities for buyers seeking maximum affordability with growth potential, particularly as southern Brisbane corridors receive infrastructure investment and gentrification spreads from inner areas.
It's something we develop in our Australia property pack.
If I'm a buyer right now, what are the most practical strategies to get the best value in Brisbane?
- Maximize your deposit to 20% or higher - This unlocks the lowest mortgage rates, avoids mortgage insurance, and provides stronger negotiating position with sellers who prefer unconditional offers.
- Shop extensively for lending rates - Variable rates average 6.75% but strong borrowers can secure lower rates by comparing multiple lenders and leveraging competitive offers.
- Target off-market and pre-renovation properties - These listings often sell below market value and provide opportunities to add value through improvements in desirable locations.
- Focus on infrastructure-connected suburbs - Properties near planned transport improvements or development projects offer better long-term growth prospects than established premium areas.
- Time purchases strategically - Monitor seasonal patterns where fewer buyers compete during school terms and winter months, potentially creating better negotiating opportunities.
For apartment buyers, thoroughly review strata reports and body corporate financials to ensure the building maintains strong rental demand and manageable ongoing costs. Buildings with recent major works completed often provide better value than those requiring significant upcoming expenditure.
Consider emerging suburbs over established premium areas for maximum capital growth potential, particularly if you can tolerate longer commutes in exchange for larger properties and better value. Areas receiving infrastructure investment typically outperform during the development phase.
Engage buyer's agents in competitive markets to access off-market opportunities and provide professional guidance on property selection and negotiation strategies. Their market knowledge often justifies their fees through better purchase outcomes.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Brisbane's property market in September 2025 offers compelling opportunities across all buyer categories, from first-time homeowners to seasoned investors.
The combination of relative affordability compared to Sydney and Melbourne, strong growth forecasts, and diverse suburb options makes Brisbane an attractive proposition for property buyers who research thoroughly and align their strategy with market realities.
Sources
- SQM Research - Brisbane Property Prices
- Your Mortgage - Median House Prices Australia
- Domain - Square Metre Land Costs
- OpenAgent - Cheapest Brisbane Investment Suburbs
- Metropole - Most Expensive Brisbane Suburbs
- Buyers Scout - Brisbane Market Forecast 2025
- OpenAgent - Brisbane Property Market
- Hunter Galloway - Hidden Costs Buying Brisbane
- Canstar - Average Home Loan Interest Rates
- Property Update - Brisbane Property Market Ahead