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
If you are a foreigner thinking about buying a residential property in Brisbane to rent it out, you have probably wondered whether it is even legal and how much money you can actually make.
This guide covers everything you need to know about renting out property in Brisbane as a foreign investor in 2026, from legal requirements and rental yields to neighborhood performance and short-term rental rules.
We constantly update this blog post to reflect the latest regulations, market data, and rental trends in Brisbane.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Brisbane.
Insights
- Brisbane's vacancy rate sits around 1% in early 2026, which means landlords can realistically budget for only 2 to 4 weeks of vacancy per year instead of the typical 1 to 2 months seen in other Australian cities.
- Foreign buyers face a temporary ban on established dwellings in Australia until March 2027, which pushes most non-resident investors toward new builds or vacant land with development conditions.
- The Additional Foreign Acquirer Duty (AFAD) in Queensland adds 8% on top of standard stamp duty, making Brisbane one of the costliest upfront markets for foreign residential investors in Australia.
- Brisbane's average gross rental yield hovers around 4.2% in early 2026, but net yields after all costs typically drop to between 2.8% and 3.4% for most investment properties.
- Absentee owners in Queensland face a 3% land tax surcharge that kicks in once the taxable land value exceeds A$350,000, adding a significant ongoing holding cost for foreign investors.
- Short-term rental regulations in Brisbane are tightening rapidly, with a permit-based framework expected to take effect by mid-2026 and active enforcement already underway in some zones.
- A 2-bedroom unit in Brisbane commands around A$616 per week (roughly A$2,670 per month) in early 2026, while houses average closer to A$788 per week (roughly A$3,415 per month).
- The AirDNA data for Brisbane shows short-term rentals averaging 62% occupancy and A$170 nightly rates, but regulatory risk now outweighs pure revenue potential for many investors.
- Inner lifestyle suburbs like New Farm, Teneriffe, and West End command Brisbane's highest rents, but middle-ring corridors like Chermside and Greenslopes often deliver better yields due to lower purchase prices.
Can I legally rent out a property in Brisbane as a foreigner right now?
Can a foreigner own-and-rent a residential property in Brisbane in 2026?
As of early 2026, foreign persons can legally rent out a residential property they own in Brisbane, but the real challenge is that Australia's temporary ban on established dwellings (running from April 2025 to March 2027) prevents most foreign buyers from purchasing existing houses or apartments in the first place.
The main ownership structures available to foreigners are direct ownership of new or near-new dwellings with FIRB approval, or purchasing vacant land with a commitment to build within a set timeframe.
The single most common restriction is that foreign persons are generally blocked from buying established residential properties unless a limited exception applies, which means most buy-to-rent investors must focus on new construction or off-the-plan purchases.
If you're not a local, you might want to read our guide to foreign property ownership in Brisbane.
Do I need residency to rent out in Brisbane right now?
You do not need to live in Australia or hold residency to rent out a Brisbane property, and many foreign owners successfully manage their investments entirely through local property managers.
However, you will typically need to register with Australian tax authorities (often by obtaining a Tax File Number or working with an Australian tax agent) because rental income earned in Australia is taxable regardless of where you live.
A local Australian bank account is not strictly required by law, but it is highly practical because property managers can collect rent into their trust account and then remit funds to you internationally.
Managing a Brisbane rental remotely is entirely feasible if you engage a licensed Queensland property manager who handles tenant sourcing, rent collection, maintenance coordination, and compliance with the Residential Tenancies Authority rules.
Thinking of buying real estate in Brisbane?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
What rental strategy makes the most money in Brisbane in 2026?
Is long-term renting more profitable than short-term in Brisbane in 2026?
As of early 2026, long-term renting in Brisbane offers more predictable and lower-risk income, while short-term renting can generate higher gross revenue but comes with significantly more operational hassle and growing regulatory uncertainty.
For a typical 2-bedroom apartment in Brisbane, a well-managed long-term rental might bring in around A$32,000 to A$35,000 per year (roughly US$20,000 to US$22,000 or EUR 19,000 to EUR 21,000), while a comparable short-term rental could gross A$38,000 to A$45,000 annually (roughly US$24,000 to US$28,000 or EUR 22,000 to EUR 26,000) before the higher operating costs and potential vacancy eat into that premium.
Short-term renting tends to outperform financially in Brisbane's inner lifestyle zones like New Farm, Teneriffe, and South Brisbane, where weekend visitors, business travelers, and event attendees create consistent demand for nightly stays.
What's the average gross rental yield in Brisbane in 2026?
As of early 2026, the average gross rental yield for residential properties in Brisbane sits around 4.2%, which is competitive for a major Australian city where prices have risen sharply in recent years.
The realistic range for most Brisbane properties runs from about 3.5% for premium houses in prestige suburbs up to around 5.5% for well-located units in middle-ring corridors with strong rental demand.
Units and apartments typically achieve the highest gross rental yields in Brisbane because their lower purchase prices relative to rent create a more favorable income-to-value ratio than detached houses.
By the way, we have much more granular data about rental yields in our property pack about Brisbane.
What's the realistic net rental yield after costs in Brisbane in 2026?
As of early 2026, the realistic net rental yield for Brisbane investment properties typically falls between 2.8% and 3.4% after accounting for all standard holding costs and landlord expenses.
Most Brisbane landlords experience net yields in the 2.5% to 3.8% range depending on property type, with units toward the lower end (due to body corporate fees) and houses sometimes achieving the higher end if maintenance costs stay low.
The three main cost categories that reduce gross yield to net yield in Brisbane are property management fees (typically 7% to 9% of rent plus letting fees), Queensland's absentee land tax surcharge (3% extra for foreign owners above the threshold), and body corporate levies for apartments (often A$300 to A$600 monthly).
You might want to check our latest analysis about gross and net rental yields in Brisbane.
What monthly rent can I get in Brisbane in 2026?
As of early 2026, typical monthly rents in Brisbane run around A$2,170 (US$1,350 / EUR 1,280) for a studio, A$2,430 (US$1,510 / EUR 1,430) for a 1-bedroom, and A$2,670 (US$1,660 / EUR 1,570) for a 2-bedroom apartment.
A realistic entry-level monthly rent for a decent studio in Brisbane starts around A$1,900 to A$2,200 (US$1,180 to US$1,370 / EUR 1,120 to EUR 1,300) depending on location and condition.
A typical 1-bedroom apartment in Brisbane commands between A$2,200 and A$2,600 per month (US$1,370 to US$1,620 / EUR 1,300 to EUR 1,530) in the mid-range market.
A 2-bedroom apartment in Brisbane typically rents for between A$2,500 and A$3,000 per month (US$1,550 to US$1,870 / EUR 1,470 to EUR 1,770) in well-located suburbs with good transport access.
If you want to know more about this topic, you can read our guide about rents and rental incomes in Brisbane.
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 real numbers I should budget for renting out in Brisbane in 2026?
What's the total "all-in" monthly cost to hold a rental in Brisbane in 2026?
As of early 2026, the total all-in monthly cost to hold a typical rental property in Brisbane runs between A$650 and A$1,150 (US$400 to US$715 / EUR 380 to EUR 680) for a unit, excluding mortgage payments.
The realistic range covers most Brisbane rentals, with the lower end applying to houses without strata fees and the higher end reflecting units with significant body corporate levies plus absentee land tax exposure.
For foreign owners, the single largest cost contributor is often the combination of body corporate fees (for units) and Queensland's absentee land tax surcharge, which can add A$200 to A$400 monthly depending on the property's land value.
You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Brisbane.
What's the typical vacancy rate in Brisbane in 2026?
As of early 2026, Brisbane's rental vacancy rate sits around 1%, which is exceptionally tight and means properties typically rent within days rather than weeks of being listed.
A Brisbane landlord should realistically budget for about 2 to 4 weeks of vacancy per year, which is significantly less than the 6 to 8 weeks commonly assumed in more balanced rental markets.
The main factor driving vacancy differences across Brisbane neighborhoods is proximity to major employment nodes, hospitals, and universities, with areas near the CBD, University of Queensland, and major hospital precincts experiencing the fastest tenant turnover into new leases.
January and February typically see the highest tenant turnover in Brisbane because this aligns with the start of the university academic year and the common summer moving season when lease renewals cluster.
We have a whole part covering the best rental strategies in our pack about buying a property in Brisbane.
Get fresh and reliable information about the market in Brisbane
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Where do rentals perform best in Brisbane in 2026?
Which neighborhoods have the highest long-term demand in Brisbane in 2026?
As of early 2026, the Brisbane neighborhoods with the highest overall long-term rental demand are New Farm, West End, and South Brisbane, where walkability, lifestyle amenities, and transport access create consistent tenant interest across multiple demographics.
Families seeking long-term rentals in Brisbane concentrate in suburbs like The Gap, Kenmore, Indooroopilly, and Chapel Hill, which offer quality school catchments, larger homes, and lower tenant turnover.
Students drive strong rental demand around St Lucia (near University of Queensland), Toowong, Kelvin Grove (near QUT), and Woolloongabba, where proximity to campus and public transport are the top priorities.
Expats and international professionals typically prefer New Farm, Teneriffe, Fortitude Valley, and Kangaroo Point, where they can walk to cafes, restaurants, and the CBD without needing a car.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Brisbane.
Which neighborhoods have the best yield in Brisbane in 2026?
As of early 2026, the Brisbane neighborhoods delivering the best rental yields include Chermside, Zillmere, and Greenslopes, where strong rents combine with more affordable purchase prices to create favorable income-to-value ratios.
The estimated gross rental yield in these top-yielding Brisbane neighborhoods ranges from about 4.8% to 5.5%, compared to the city-wide average of around 4.2%.
The main characteristic allowing these neighborhoods to outperform on yield is their location along established transport corridors close to major hospitals (like Prince Charles or Princess Alexandra), which guarantees rental demand without commanding the premium prices of inner lifestyle suburbs.
We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Brisbane.
Where do tenants pay the highest rents in Brisbane in 2026?
As of early 2026, the Brisbane neighborhoods where tenants pay the highest rents are New Farm, Teneriffe, and Ascot, with premium apartments commanding A$3,500 to A$5,000 per month (US$2,180 to US$3,110 / EUR 2,060 to EUR 2,940).
A standard 2-bedroom apartment in these premium Brisbane neighborhoods typically rents for between A$3,200 and A$4,200 per month (US$1,990 to US$2,610 / EUR 1,880 to EUR 2,470), significantly above the citywide average.
The main characteristic driving the highest rents in these suburbs is their combination of river frontage, heritage architecture, walkable village-style dining and retail strips, and very limited new supply that keeps competition for quality rentals intense.
Tenants renting in Brisbane's highest-rent neighborhoods are typically dual-income professional couples without children, senior executives on corporate relocations, and wealthy downsizers who want premium amenity without the commitment of ownership.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Australia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What do tenants actually want in Brisbane in 2026?
What features increase rent the most in Brisbane in 2026?
As of early 2026, the three property features that increase monthly rent the most in Brisbane are ducted or split-system air conditioning (essential in the subtropical climate), secure parking (especially in inner-city areas with limited street parking), and a usable outdoor living space like a balcony or covered patio.
Air conditioning alone can add a 10% to 15% rent premium in Brisbane because tenants prioritize cooling during the hot, humid summers and will pay significantly more for properties that offer it.
One commonly overrated feature that Brisbane landlords invest in but tenants rarely pay extra for is high-end kitchen appliances or luxury finishes, since most renters care more about functionality and climate comfort than brand names.
One affordable upgrade that delivers strong returns for Brisbane landlords is installing ceiling fans throughout the property, which costs relatively little but appeals to tenants seeking airflow and lower electricity bills alongside air conditioning.
Do furnished rentals rent faster in Brisbane in 2026?
As of early 2026, furnished apartments in Brisbane typically rent 1 to 2 weeks faster than unfurnished equivalents in inner-city and student-focused suburbs, though the difference is much smaller in family-oriented outer suburbs where tenants usually have their own furniture.
Furnished rentals in Brisbane command a rent premium of roughly 10% to 20% over unfurnished properties, with the strongest premiums seen in areas like St Lucia, New Farm, and the CBD where students, expats, and corporate tenants value move-in-ready convenience.
Get to know the market before you buy a property in Brisbane
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
How regulated is long-term renting in Brisbane right now?
Can I freely set rent prices in Brisbane right now?
Landlords in Brisbane have full freedom to set the initial rent price at whatever the market will bear, with no government-mandated caps or controls on starting rents for new tenancies.
Once a tenancy is in place, Queensland law restricts rent increases to no more than once every 12 months, and landlords must provide at least 2 months' written notice, but there is no cap on the actual dollar amount of the increase.
What's the standard lease length in Brisbane right now?
The most common lease length for residential rentals in Brisbane is 12 months fixed-term, though 6-month leases are also widely used and periodic (month-to-month) arrangements can follow after the initial fixed term expires.
Queensland law limits the maximum security bond to 4 weeks' rent for most properties, which for a typical Brisbane 2-bedroom apartment means around A$2,460 to A$2,770 (US$1,530 to US$1,720 / EUR 1,450 to EUR 1,630).
At the end of a tenancy, the bond must be returned within a reasonable time after the tenant vacates and the property is inspected, with any deductions for damage or unpaid rent requiring agreement from both parties or a dispute resolution process through the RTA.
We made this infographic to show you how property prices in Australia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How does short-term renting really work in Brisbane in 2026?
Is Airbnb legal in Brisbane right now?
Short-term rentals like Airbnb are currently legal in Brisbane, but the city is actively moving toward a stricter permit-based regulatory framework that is expected to take effect by mid-2026.
Under the proposed Brisbane City Council rules, operators will need to obtain a permit to run short-term accommodation, with requirements varying based on the property's zoning and whether it is the owner's primary residence.
Brisbane does not currently have a simple citywide cap on how many nights per year you can rent short-term, but the council's new framework focuses on permits, zoning compliance, and operational standards rather than a blanket night limit.
The most common consequence for operating a non-compliant short-term rental in Brisbane is enforcement action by the council, which can include fines, orders to cease operations, and in strata buildings, body corporate penalties or bans under building by-laws.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Brisbane.
What's the average short-term occupancy in Brisbane in 2026?
As of early 2026, the average annual occupancy rate for short-term rentals in Brisbane sits around 62%, meaning properties are booked for roughly 226 nights per year on average.
The realistic range for most Brisbane short-term rentals runs from about 45% for less competitive listings up to 75% or higher for well-located, professionally managed properties with strong reviews.
The highest occupancy months in Brisbane are typically September through November (spring event season) and April through May (autumn), when pleasant weather and major events like the Brisbane Festival drive visitor numbers.
The lowest occupancy months tend to be January through February (hot, humid, and post-holiday lull) and the mid-winter period in June through July when domestic tourism slows.
Finally, please note that you can find much more granular data about this topic in our property pack about Brisbane.
What's the average nightly rate in Brisbane in 2026?
As of early 2026, the average nightly rate for short-term rentals in Brisbane is around A$170 (US$106 / EUR 100), though this varies significantly by property type, location, and seasonality.
The realistic range for most Brisbane short-term listings runs from about A$100 to A$280 per night (US$62 to US$174 / EUR 59 to EUR 165), with studios and 1-bedrooms at the lower end and premium 2-bedroom apartments or houses commanding the higher rates.
The typical nightly rate difference between peak season and off-season in Brisbane is around A$30 to A$50 (US$19 to US$31 / EUR 18 to EUR 29), with savvy operators adjusting prices dynamically for major events and holiday periods.
Is short-term rental supply saturated in Brisbane in 2026?
As of early 2026, Brisbane's short-term rental market is competitive and approaching saturation in popular inner suburbs, though regulatory tightening may reduce active supply before true oversupply becomes the main concern.
The number of active short-term rental listings in Brisbane has been growing steadily, but the council's crackdown and permit requirements are expected to slow new entrants and potentially remove some non-compliant operators.
The most oversaturated neighborhoods for short-term rentals in Brisbane include South Brisbane, Fortitude Valley, and the CBD, where high concentrations of investor-owned apartments create intense competition for bookings.
Neighborhoods that still have room for new short-term rental supply include outer lifestyle suburbs like Paddington, Bulimba, and Hawthorne, where lower listing density and strong weekend visitor appeal create opportunities for differentiated properties.
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.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Brisbane, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| FIRB Guidance Note 6 | It's the Australian Government's official guide to foreign buyer residential rules. | We used it to explain what property types foreigners can legally purchase. We also used it to frame the "new dwelling" pathway for buy-to-rent investors. |
| Australian Taxation Office | The ATO administers foreign investment compliance and tax rules. | We used it to confirm the ban dates (April 2025 to March 2027). We also used it to explain the limited exceptions available to foreign buyers. |
| Queensland Revenue Office (AFAD) | It's Queensland Treasury's official page for foreign buyer stamp duty rules. | We used it to state the AFAD rate foreign buyers pay in Queensland. We also used it to highlight upfront cost implications for Brisbane investors. |
| Queensland Revenue Office (Land Tax) | It's the official source for Queensland absentee land tax calculations. | We used it to explain the 3% absentee surcharge for foreign owners. We also used it to build realistic monthly holding cost budgets. |
| Queensland RTA (Rent) | It's the official regulator guidance for Queensland tenancy rules. | We used it to explain rent increase rules and landlord obligations. We also used it to describe what remote foreign landlords must comply with. |
| Queensland RTA (Bonds) | It's the regulator's plain-English guidance on bond rules. | We used it to state the maximum bond landlords can legally request. We also used it to reduce risk for first-time Brisbane landlords. |
| SQM Research | SQM is a widely cited Australian housing data provider. | We used it to anchor Brisbane rent levels as of January 2026. We also used it to estimate studio, 1-bed, and 2-bed rents. |
| ABC News (Vacancy) | ABC is a major national outlet reporting directly on new vacancy data. | We used it to confirm Brisbane's vacancy rate sits around 1%. We also used it to justify conservative vacancy budgeting assumptions. |
| Brisbane City Council (Short Stay) | It's the council's own page describing the proposed permit framework. | We used it to explain what's changing for Airbnb-style rentals. We also used it to highlight the mid-2026 enforcement timeline. |
| ABC News (Short Stay Crackdown) | ABC summarizes the council's reforms with concrete timelines. | We used it to state the direction of short-term rental regulation. We also used it to highlight investor risk from changing rules. |
| AirDNA | AirDNA is a globally used short-term rental data platform. | We used it to provide occupancy and nightly rate benchmarks. We also used it to compare long-term versus short-term revenue potential. |
We have made this infographic to give you a quick and clear snapshot of the property market in Australia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Related blog posts