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
As of September 2025, Brisbane's rental market shows remarkable strength with average weekly rents reaching $700 across the metropolitan area. The city's extremely tight vacancy rates below 1% and strong population growth are driving rental prices higher, making Brisbane an increasingly attractive destination for property investors seeking solid yields and capital growth potential.
Brisbane's rental landscape varies significantly between property types and locations, with apartments delivering stronger yields than houses despite lower absolute rental prices. Inner-city suburbs command premium rents while outer areas offer more affordable options, creating diverse investment opportunities for different budgets and strategies.
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 rental market in September 2025 shows median weekly rents of $771 for houses and $613 for apartments, with exceptionally low vacancy rates driving continued rent growth.
Investment yields favor apartments at 4.8-5.5% compared to houses at 3.5-4.5%, while inner-city locations offer premium rents but outer suburbs provide better cash flow opportunities.
| Property Type | Average Weekly Rent | Gross Yield Range | Best Investment Areas |
|---|---|---|---|
| Houses | $771 | 3.5-4.5% | Caboolture, Beenleigh |
| Apartments | $613 | 4.8-5.5% | Spring Hill, Fortitude Valley |
| Townhouses | $650-750 | 4.0-5.0% | Springfield Lakes, Redland Bay |
| Studio Units | $374-450 | 5.0-6.0% | Outer suburbs, Ipswich |
| Luxury Properties | $1,200+ | 3.0-4.0% | Chelmer, Teneriffe |
| Family Homes (3-4 bed) | $691-915 | 3.7-4.6% | Coorparoo, Ashgrove |
| Short-term Rentals | $400-1,000 | 6.0-12.0% | Inner city, South Bank |
What's the current average rent across different suburbs in Brisbane?
Brisbane's rental market in September 2025 shows a combined average weekly rent of $700.19 across all property types and suburbs.
The breakdown varies significantly by location and property type. Inner-city suburbs like Spring Hill command premium rents with houses reaching median prices around $1,200 per week, while apartments in the same area average $650+ weekly. Premium inner suburbs such as South Brisbane and Teneriffe see 1-bedroom units starting from $650 per week, with 3-bedroom homes in quality areas like Coorparoo and Ashgrove reaching $800+ weekly.
Mid-range suburbs offer more moderate pricing, with the overall Brisbane median sitting at $657 per week. Outer areas like Ipswich present significantly more affordable options, with units averaging $350 per week and houses around $450 weekly. The most affordable options include Russell Island for houses at $439 per week and Booval for units at $374 weekly.
Regional variations reflect proximity to the CBD, infrastructure quality, and local amenities. Suburbs with new transport links, schools, and shopping centers consistently command higher rents than those further from major employment centers.
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How does rent vary between apartments, townhouses, and standalone houses?
Brisbane's rental market shows clear differentiation between property types, with standalone houses commanding the highest absolute rents but apartments delivering superior yields.
Houses average $771.40 per week across Brisbane, significantly higher than apartments at $613.23 weekly. Within house categories, 3-bedroom properties specifically average $691.87 per week, while 2-bedroom apartments sit at $605.22 weekly. Townhouses typically fall between these figures, generally closer to apartment pricing unless they're exceptionally large or well-located.
The yield story reverses this relationship entirely. Apartments consistently outperform houses with gross yields ranging from 4.8% to 5.5%, compared to houses delivering 3.5% to 4.2%. This occurs because apartment purchase prices remain more accessible while generating solid rental income, particularly appealing to singles, students, and young professionals who form a large portion of Brisbane's rental market.
Standalone houses attract families and professionals seeking space, commanding higher absolute rents but requiring larger initial investments. Townhouses offer a middle ground, appealing to small families and couples who want more space than apartments but don't need full houses.
Investment strategy depends on your goals: choose apartments for higher yields and cash flow, or houses for potential capital growth and family tenant stability.
What's the breakdown of average rent per square meter for different property sizes?
Brisbane's rental market shows significant per-square-meter variations based on location and property type, with inner-city locations commanding premium rates.
Inner locations such as New Farm and Spring Hill typically charge $15-$20 per square meter weekly, reflecting their proximity to the CBD, entertainment precincts, and transport hubs. These premium areas attract professionals willing to pay higher rates for convenience and lifestyle benefits.
Outer suburbs present much more affordable rates, generally ranging from $8-$12 per square meter weekly. Areas like Ipswich, Goodna, and other fringe locations offer significantly better value for space, appealing to families and budget-conscious renters seeking larger properties.
Property size creates an inverse relationship with per-square-meter costs. Larger properties generally offer cheaper rates per square meter compared to small, high-end units in city centers. A compact 50-square-meter apartment in Spring Hill might cost $20/sqm weekly, while a 200-square-meter house in outer Brisbane could average $10/sqm weekly.
Studio and 1-bedroom units typically show the highest per-square-meter rates due to their premium convenience factor and strong demand from singles and students. Family-sized properties offer better space value but require higher total rental budgets.
What's the typical total rental cost once fees, taxes, and management costs are included?
Brisbane rental properties involve several additional costs beyond the base weekly rent that investors must factor into their calculations.
| Cost Type | Amount | Frequency |
|---|---|---|
| Property Management Fee | 6-9% of weekly rent | Ongoing |
| Letting/Leasing Fee | 1-2 weeks' rent | Per new lease |
| Landlord Insurance | $300-$400 | Annual |
| Council Rates | $1,200-$2,500 | Annual |
| Admin/Statement Fees | $200-$400 | Annual |
| Maintenance Reserve | 2-5% of rent | Ongoing |
| Income Tax | Marginal tax rate | Annual on profit |
For a typical Brisbane property renting at $480 per week, annual management fees range from $1,500 to $2,200. Combined with other costs, total annual expenses typically add $3,000-$5,000 to basic rental income calculations.
Rental income in Australia is subject to income tax at your marginal rate, though expenses like management fees, maintenance, insurance, and depreciation can be claimed as deductions. Many investors benefit from negative gearing if their property expenses exceed rental income.
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How do mortgage payments compare to average rental income for different property types?
Brisbane's current interest rate environment creates challenging cash flow scenarios for many new property investors, with mortgage payments often exceeding rental income in high-demand suburbs.
The average mortgage for owner-occupiers in Brisbane sits at $619,599. At current interest rates of 6.27% over a 30-year term, monthly repayments reach $3,823, equivalent to approximately $882 weekly. This significantly exceeds average rental income for both houses ($771 weekly) and apartments ($613 weekly).
Houses present the closest break-even scenario, with average rents of $771 weekly falling just $111 short of average mortgage payments. However, many houses in premium suburbs command rents well above this average, potentially achieving positive cash flow. Apartments face a larger gap, with average rents $269 below typical mortgage payments.
Positive cash flow opportunities exist primarily in affordable, high-yield outer suburbs like Ipswich and Goodna, where lower purchase prices reduce mortgage payments while still generating reasonable rental income. These areas often deliver 6-7% gross yields, making cash flow positive scenarios more achievable.
Investment success increasingly depends on finding properties below Brisbane's average price point while maintaining strong rental demand, or accepting short-term negative cash flow for long-term capital appreciation in premium locations.
What's the difference in returns between renting short term versus long term?
Brisbane's short-term rental market offers potentially higher returns than traditional long-term leasing, but requires significantly more management and faces seasonal variations.
Short-term rentals through platforms like Airbnb generate median monthly income of $1,734 for typical 1-2 bedroom units. Top-performing properties in premium locations achieve $4,000+ monthly during peak seasons, substantially exceeding long-term rental equivalents. The top 10% of short-term properties maintain occupancy rates around 79%, while median properties achieve approximately 50% occupancy.
Long-term leasing provides stability but lower absolute returns. Houses typically deliver 3.5-4.5% gross yields through traditional leasing, while apartments achieve 4.8-5.5%. These yields come with minimal management requirements and predictable monthly income, appealing to passive investors.
Short-term rentals can beat long-term returns in high-demand suburbs, particularly near the CBD, entertainment districts, and tourist attractions. However, success requires intensive management, professional cleaning, guest communication, and marketing expertise. Seasonal variations significantly impact income, with summer and holiday periods generating peak returns but winter potentially showing lower occupancy.
The choice depends on your involvement level: choose short-term for higher potential returns and hands-on management, or long-term for passive income and stability.
Can you give me example rental prices for small apartments, family homes, and luxury properties?
Brisbane's rental market offers diverse options across all price segments, from affordable studios to luxury riverfront properties.
Small apartments and studios range from $374 weekly in outer suburbs like Booval to $650+ weekly in inner-city locations. Typical 1-bedroom units in mid-range suburbs average $450-550 weekly, while premium inner-city locations command $650-750 for similar properties. These smaller properties appeal strongly to students, young professionals, and singles seeking convenient locations.
Family homes show significant variation based on size and location. Standard 3-bedroom houses average $691 weekly across Brisbane, with quality family suburbs like Coorparoo and Ashgrove reaching $800+ weekly. Outer family areas like Caboolture and Beenleigh offer 3-4 bedroom homes for $600-750 weekly, providing excellent value for growing families.
Luxury properties start around $1,200 weekly and extend well beyond $2,000 for premium riverfront or inner-city locations. Areas like Spring Hill, Chelmer, and Teneriffe command these premium rates, offering high-end finishes, prestigious addresses, and exceptional amenities. These properties typically target executives, professionals, and affluent families willing to pay for premium locations and features.
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What are the typical profiles of renters in Brisbane, and how do they differ by property type?
Brisbane's rental market attracts diverse tenant profiles, with distinct preferences emerging across different property types and locations.
Apartment renters primarily consist of singles, students, and young couples seeking convenience and affordability. These tenants value proximity to universities, employment centers, and entertainment districts over space, creating high demand for inner-city and well-connected suburban units. Apartment properties typically experience higher turnover rates as tenants' circumstances change, requiring more active lease management.
House renters predominantly include families and established professionals requiring more space. These tenants often seek quality school zones, family amenities, and community environments, making them willing to commute further for suitable properties. House rentals typically enjoy longer tenancy periods and more stable income streams, as families prefer avoiding frequent moves.
Townhouse renters represent a middle segment including small families, couples, and downsizing professionals. These tenants want more space than apartments provide but don't require full houses, often prioritizing modern amenities and low-maintenance living. Townhouses attract tenants planning medium-term stays, offering better stability than apartments.
Inner-city and inner-suburb renters prioritize proximity and convenience, willing to pay premium rents for reduced commute times and lifestyle benefits. Outer-area renters focus on affordability and space value, often accepting longer commutes for larger properties and lower costs.
What do vacancy rates look like in different suburbs and property categories?
Brisbane's rental market in September 2025 shows exceptionally tight vacancy rates, creating favorable conditions for landlords and challenging options for tenants.
Brisbane-wide vacancy rates sit at historically low levels of 0.8-1.0%, indicating severe rental shortage across all property types. These extremely low rates suggest strong rental demand significantly exceeds available supply, supporting continued rent growth and providing landlords with strong negotiating positions.
Inner-city and lifestyle suburbs show even tighter conditions with vacancy rates around 0.4%. Areas like South Brisbane, Fortitude Valley, and New Farm experience acute shortages, with available properties typically securing tenants within days of listing. These ultra-low vacancy rates virtually guarantee immediate rental income for well-presented properties.
Outer suburbs maintain slightly higher but still very competitive vacancy rates of 1.0-1.5%. Even these levels indicate strong rental demand in affordable areas, with properties rarely remaining vacant for extended periods. Suburbs like Ipswich, Caboolture, and Beenleigh show healthy rental markets despite their distance from the CBD.
Across property categories, both houses and apartments experience similar low vacancy rates, indicating broad-based rental demand rather than concentration in specific property types. This widespread shortage supports rent growth across Brisbane's entire rental spectrum.
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.
What are the smartest rental investment choices in Brisbane right now?
Brisbane's rental investment landscape in September 2025 offers several strategic opportunities across different yield and growth profiles.
High-yield suburbs deliver exceptional returns for cash flow focused investors. Spring Hill leads with 7.2% gross yields, while Goodna and Woodridge achieve 7.0% returns. Fortitude Valley and Waterford West provide strong 6.5-6.6% yields, combining reasonable capital growth potential with solid rental income. These areas suit investors prioritizing immediate cash flow over maximum capital appreciation.
Stable family suburbs offer balanced growth and yield opportunities. Caboolture and Beenleigh provide affordable entry points with strong rental demand from families, delivering steady 5-6% yields with good long-term growth prospects. These suburbs benefit from improving infrastructure and population growth, supporting sustained rental demand.
Inner-city units present flexibility for both long-term rental and short-term accommodation strategies. Areas like South Bank and Spring Hill offer options to pivot between traditional leasing and Airbnb depending on market conditions, maximizing income potential across different strategies.
Infrastructure-driven growth areas including Redland Bay, Springfield Lakes, and Loganholme show strong potential linked to new transport connections and the approaching 2032 Olympics. These suburbs combine current affordability with future growth catalysts, appealing to long-term investors seeking capital appreciation alongside reasonable rental yields.
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What kind of rental yields are achievable today, and how do they compare to one year ago and five years ago?
Brisbane's rental yields in September 2025 show strengthening across most property categories, with apartments continuing to outperform houses in percentage returns.
Current yields range from 4.5-5.2% for houses and 4.8-5.5% for prime apartments, with city-wide averages sitting between 3.7-4.6% depending on location. Premium inner-city apartments achieve the upper yield ranges, while affordable outer suburbs can deliver 6-7% returns for well-selected properties.
Compared to 2024, yields have improved modestly with houses maintaining around 4.5% and units increasing from 4.4% to current levels. This improvement primarily reflects rent increases outpacing property price growth, particularly in the apartment sector where rental demand remains exceptionally strong.
Five-year comparisons show significant yield expansion from 2020-2021 levels. Houses previously delivered approximately 3.7% yields, while units achieved up to 5.2%. Current yields represent improvement for houses and maintenance of strong unit performance, despite the general upward pressure on property prices over this period.
The trend favors unit yields rising while house yields remain stable or decline slightly. This reflects sharper capital growth in house prices offset by strong rental growth, while apartment rental growth has kept pace with more moderate capital appreciation, maintaining superior yield profiles for income-focused investors.
What's the forecast for rents and yields in one year, five years, and ten years, and how does Brisbane compare with other similar cities?
Brisbane's rental market outlook through 2035 remains strongly positive, supported by population growth, infrastructure development, and the approaching 2032 Olympics.
One-year forecasts predict rent growth of 3-5% annually, with yields stable or slightly improving for apartments. Current supply shortages and continued population inflows support this growth trajectory, particularly as new supply remains limited relative to demand. Yields should maintain current ranges with potential for modest improvement in outer growth areas.
Five-year projections anticipate continued rent growth averaging 4-5% annually, driven by Brisbane's population growth exceeding the national average and major infrastructure projects nearing completion. Olympic preparations will likely accelerate development in specific areas while creating broader economic activity supporting rental demand across the city.
Ten-year outlook remains highly positive with sustained rent growth expected through Olympic completion and beyond. Brisbane's relative affordability compared to Sydney and Melbourne supports continued net migration, while infrastructure investments enhance liveability and economic opportunities. Yields should remain attractive compared to southern capitals throughout this period.
Compared to Sydney and Melbourne, Brisbane offers higher current yields and stronger growth prospects. Sydney's average yields sit around 3-4%, while Melbourne achieves 3.5-4.5%, both below Brisbane's 4-5.5% range. Brisbane's affordability advantage, lifestyle appeal, and major event preparations position it favorably against Australia's larger capitals for both rental income and capital growth potential.
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 rental market in September 2025 presents compelling opportunities for investors seeking both yield and growth potential.
With exceptionally low vacancy rates, strong population growth, and upcoming Olympic infrastructure, Brisbane offers superior returns compared to other Australian capitals while maintaining long-term appreciation prospects.
Sources
- SQM Research - Brisbane Weekly Rents
- Calibre Real Estate - Top Rental Yield Suburbs Brisbane 2025
- Canstar - Most Affordable Cities for Rent in Australia
- Lane Property - Brisbane Vacancy Rates 2025
- Worth Real Estate - Houses vs Apartments Brisbane 2025
- Urban Renters - Rental Agent Fees
- Which Real Estate Agent - Property Management Fees Queensland
- Labode Accommodation - Tax on Rental Income Australia
- Loyle - Average Australian Mortgage Statistics
- AirROI - Brisbane Short-term Rental Report