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're thinking about buying a property in Brisbane in 2026, you're probably wondering whether prices are reasonable, or if you're walking into an overheated market.
This article breaks down the current housing prices in Brisbane, the key signals from official data, and what they actually mean for buyers right now.
We constantly update this blog post to reflect the latest figures and market conditions, so you always have access to fresh insights.
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.
So, is now a good time?
Our verdict is "rather yes" because Brisbane's supply shortage and tight rental market suggest prices are unlikely to collapse, but you need to be selective about what you buy.
The strongest signal behind this conclusion is that for-sale listings in Brisbane are running about 20% below normal levels, which historically prevents sharp price drops even when affordability is stretched.
Another key signal is the rental vacancy rate sitting at just 1% to 2%, meaning tenant demand remains strong and landlords can expect steady income.
Supporting factors include Brisbane's position as one of Australia's fastest-growing cities with major infrastructure projects like Brisbane Metro and the 2032 Olympics creating long-term demand, plus APRA's new lending limits from February 2026 that should prevent a runaway price surge.
The best strategy in Brisbane right now is to focus on well-located houses or quality townhouses in established inner and middle-ring suburbs, hold for at least five years, and consider rental income as a buffer since tenants are easy to find.
This is not financial or investment advice, and we don't know your personal situation, so please do your own research and consult with qualified professionals before making any decisions.
Is it smart to buy now in Brisbane, or should I wait as of 2026?
Do real estate prices look too high in Brisbane as of 2026?
As of early 2026, Brisbane property prices are at record highs with a median dwelling value around A$1.04 million, but the market is not showing the classic warning signs of an irrational bubble because supply constraints and rental tightness provide genuine support for these levels.
One clear signal from listings data is that Brisbane homes are selling in about 21 days on average, which is faster than the national median of 29 days and suggests buyers are still competing rather than waiting for discounts.
Another telling indicator is that total listings in Brisbane have dropped roughly 20% compared to normal levels, which means sellers are not flooding the market and buyers have limited options to negotiate from.
You can also read our latest update regarding the housing prices in Brisbane.
Does a property price drop look likely in Brisbane as of 2026?
As of early 2026, the likelihood of a meaningful price decline in Brisbane over the next 12 months is low because supply remains constrained and population growth continues to fuel demand.
The plausible price change range for Brisbane in 2026 sits between flat growth and around 8% gains, with most major bank forecasts clustering around 4% to 5% upside rather than any downside scenario.
The single most important macro factor that could increase the odds of a price drop in Brisbane is a surprise interest rate hike, since the cash rate at 3.60% already limits borrowing power and any further increase would squeeze affordability further.
However, another rate hike looks unlikely in the near term because the RBA has held steady and inflation is gradually returning toward target, so the base case points to stability rather than aggressive tightening.
Finally, please note that we cover the price trends for next year in our pack about the property market in Brisbane.
Could property prices jump again in Brisbane as of 2026?
As of early 2026, the likelihood of a renewed price surge in Brisbane is medium because strong demand drivers exist, but affordability constraints and tighter credit rules will act as a natural ceiling.
The plausible upside price change for Brisbane over the next 12 months ranges from 5% to 15%, depending on whether interest rates fall and how quickly the expanded First Home Guarantee Scheme pulls forward demand.
The single biggest demand-side trigger that could drive prices to jump again in Brisbane is a rate cut from the RBA, which would immediately boost borrowing capacity and likely reignite buyer competition in the sub-A$1 million segment.
Please also note that we regularly publish and update real estate price forecasts for Brisbane here.
Are we in a buyer or a seller market in Brisbane as of 2026?
As of early 2026, Brisbane remains a seller-leaning market because listings are tight, homes sell quickly, and auction clearance rates have been running near 74%, which indicates strong buyer competition.
The estimated months of supply in Brisbane sits well below the balanced market benchmark of around six months, meaning there are fewer homes available relative to how fast they sell, and buyers have limited leverage to negotiate price reductions.
The share of listings with price reductions in Brisbane appears lower than in Sydney or Melbourne, which suggests sellers are generally achieving their asking prices rather than being forced to cut, confirming that negotiating power still favors those selling rather than those buying.
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.
Are homes overpriced, or fairly priced in Brisbane as of 2026?
Are homes overpriced versus rents or versus incomes in Brisbane as of 2026?
As of early 2026, Brisbane homes look stretched versus incomes but less extreme versus rents, mainly because rents have also risen sharply and low vacancy keeps rental yields from collapsing entirely.
The estimated price-to-rent ratio in Brisbane implies a gross yield around 3.2%, which is below the 4% to 5% range often considered healthy, but it is not dramatically out of line with other major Australian capitals where yields have compressed for years.
The estimated price-to-income multiple in Brisbane sits around 9.4 times median household income, which is high by historical standards and makes buying difficult for typical earners without a substantial deposit or dual-income household.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Brisbane.
Are home prices above the long-term average in Brisbane as of 2026?
As of early 2026, Brisbane prices are clearly above the long-term average, with values up roughly 87% over the past five years while wages have grown only in the low single digits annually, creating a significant gap between price appreciation and income growth.
The estimated recent 12-month price change in Brisbane was around 14% to 15%, which is well above the pre-pandemic average annual growth rate of roughly 3% to 5%, confirming the market has been running hot.
In inflation-adjusted terms, Brisbane prices are at or near their prior cycle peak, meaning there is no discount baked in and buyers are paying full price for assets that have already appreciated substantially.
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What local changes could move prices in Brisbane as of 2026?
Are big infrastructure projects coming to Brisbane as of 2026?
As of early 2026, the biggest planned infrastructure project in Brisbane is the Brisbane Metro, a high-frequency bus rapid transit system that is expected to improve connectivity across inner suburbs and lift property values in corridors like Woolloongabba, Eight Mile Plains, and the Cultural Centre precinct.
The Brisbane Metro is already under construction with delivery expected in stages through 2026 and beyond, meaning the project is past the approval and funding uncertainty phase, which typically provides stronger price support to nearby properties.
For the latest updates on the local projects, you can read our property market analysis about Brisbane here.
Are zoning or building rules changing in Brisbane as of 2026?
The most important zoning change being discussed in Brisbane is the push to allow more medium-density housing like townhouses and low-rise apartments in well-serviced areas, which the state government is actively enabling through planning regulation amendments that extend through late 2026.
As of early 2026, these zoning changes are expected to gradually increase supply in middle-ring suburbs over the medium term, which could moderate price growth in apartment-heavy corridors while having less impact on established house-dominated areas where land is already scarce.
The areas most affected by these rule changes in Brisbane are inner and middle-ring suburbs close to transport corridors, including places like Indooroopilly, Toowong, Nundah, and Chermside, where higher-density development is being encouraged to accommodate population growth.
Are foreign-buyer or mortgage rules changing in Brisbane as of 2026?
As of early 2026, both foreign-buyer and mortgage rules are tightening in Brisbane, which should slightly reduce price pressure by limiting the pool of highly leveraged buyers and keeping foreign capital out of the established housing market.
The most impactful foreign-buyer rule change is the ban on foreign persons purchasing established dwellings, which runs from April 2025 through March 2027 and effectively removes one source of competition for existing Brisbane homes.
On the mortgage side, the most significant change is APRA's debt-to-income limits taking effect in February 2026, which cap the share of very high DTI loans that banks can issue and will constrain how much some buyers can borrow for Brisbane properties.
You can also read our latest update about mortgage and interest rates in Australia.
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.
Will it be easy to find tenants in Brisbane as of 2026?
Is the renter pool growing faster than new supply in Brisbane as of 2026?
As of early 2026, renter demand in Brisbane is outpacing new rental supply because more than 80,000 people relocated to Queensland in the past year, with most settling in Greater Brisbane, while new housing completions remain well below what is needed to absorb this growth.
The strongest signal of renter demand in Brisbane is the sustained interstate migration from Sydney and Melbourne, where workers and families are moving north seeking relative affordability and lifestyle, which directly feeds into rental demand.
On the supply side, new apartment completions in Brisbane are averaging around 4,600 per year, but demand for housing is estimated at roughly 16,000 units annually, which means the gap between new rentals coming online and tenants looking for them continues to widen.
Are days-on-market for rentals falling in Brisbane as of 2026?
As of early 2026, we do not have a single official days-on-market statistic for Brisbane rentals, but the combination of vacancy rates under 2% and annual rent growth around 6% strongly suggests that properties are leasing quickly rather than sitting empty.
The difference in leasing speed between best areas and weaker areas in Brisbane is notable, with inner-city and lifestyle suburbs like New Farm, West End, and Paddington typically seeing properties leased within days, while outer suburbs may take a week or two longer.
The main reason days-on-market falls in Brisbane is simple undersupply, as the number of available rentals has not kept pace with population growth, which means tenants often have to act fast and compete for the few properties that come onto the market.
Are vacancies dropping in the best areas of Brisbane as of 2026?
As of early 2026, vacancies in Brisbane's best-performing rental areas like New Farm, Teneriffe, Newstead, West End, Paddington, and Bulimba are already extremely low and have limited room to drop further, with some suburbs recording vacancy rates well under 1%.
The current vacancy rate in these premium Brisbane suburbs is often 0.5% to 1%, compared to the city-wide average of around 1% to 2%, which means landlords in sought-after locations face even less competition for tenants than the overall market suggests.
One practical sign that these best areas are tightening first is that landlords in suburbs like Ascot, Hamilton, and South Brisbane are seeing multiple applications within 24 hours of listing, often with tenants offering to pay above the asking rent to secure the property.
By the way, we've written a blog article detailing what are the current rent levels in Brisbane.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Brisbane as of 2026?
Is for-sale inventory shrinking in Brisbane as of 2026?
As of early 2026, for-sale inventory in Brisbane is significantly lower than a year ago, with total listings down roughly 20% compared to normal levels and new listings falling by about 8% year over year.
The estimated months of supply in Brisbane sits well below the six-month level that typically indicates a balanced market, which means buyers are competing for a limited pool of homes and sellers can generally hold firm on price.
The most likely reason inventory is shrinking in Brisbane is that existing homeowners are reluctant to sell when they would have to buy back into the same tight market at high prices, combined with some sellers holding properties locked in at older, lower mortgage rates.
Are homes selling faster in Brisbane as of 2026?
As of early 2026, the median time to sell a home in Brisbane is around 20 to 21 days, which is roughly a week faster than the decade average and indicates that well-priced properties are moving quickly.
The year-over-year change in median days on market for Brisbane shows a slight increase from the very fast selling times of early 2025, but the current pace remains faster than most other Australian capitals and historically normal levels.
Are new listings slowing down in Brisbane as of 2026?
As of early 2026, new for-sale listings in Brisbane have fallen by approximately 8% year over year, which is contributing to the tight supply conditions that continue to support prices.
Brisbane typically sees a seasonal pickup in listings during spring and early summer, but even during those traditionally active months in late 2025, the flow of new stock remained below historical averages.
The most plausible reason new listings are slowing in Brisbane is that homeowners who locked in low mortgage rates during 2020 to 2022 are reluctant to sell and take on a new loan at today's higher rates, a phenomenon sometimes called "rate lock-in."
Is new construction failing to keep up in Brisbane as of 2026?
As of early 2026, new housing completions in Brisbane are falling well short of household demand, which is why the Queensland government has doubled funding for the Residential Activation Fund to try to unlock more supply through enabling infrastructure.
The recent trend in building approvals for Brisbane shows that unit approvals can spike, but the pipeline from approval to completion remains slow, meaning approved projects do not translate into available homes for one to three years.
The biggest bottleneck limiting new construction in Brisbane is a combination of labor shortages in the building trades, high construction costs, and slow council approvals, which together mean that even willing developers struggle to deliver projects on time and on budget.
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.
Will it be easy to sell later in Brisbane as of 2026?
Is resale liquidity strong enough in Brisbane as of 2026?
As of early 2026, resale liquidity in Brisbane is generally strong because the city is one of Australia's major property markets with deep buyer pools, though liquidity varies depending on property type and location.
The estimated median days on market for resale homes in Brisbane is around 20 to 21 days, which compares favorably to the 30 to 45 day range often considered healthy liquidity and suggests that most sellers can exit within a reasonable timeframe.
The property characteristic that most improves resale liquidity in Brisbane is location in established inner and middle-ring suburbs with good transport links, since areas like Paddington, Ashgrove, Bulimba, and Indooroopilly consistently attract buyer interest regardless of market conditions.
Is selling time getting longer in Brisbane as of 2026?
As of early 2026, selling time in Brisbane has edged up slightly from the very fast conditions of early 2025, but remains shorter than the decade average and is not showing signs of a dramatic slowdown.
The current median days on market in Brisbane is around 20 to 21 days, with well-priced properties in strong suburbs often selling in under two weeks while overpriced or poorly located homes may take 30 to 40 days.
One clear reason selling time could lengthen in Brisbane is affordability pressure, as prices near A$1 million push some buyers to the sidelines and reduce the pool of qualified bidders for any given property.
Is it realistic to exit with profit in Brisbane as of 2026?
As of early 2026, the likelihood of selling with a profit in Brisbane is medium to high for buyers who hold for at least five years, since most forecasts expect continued modest growth that should outpace transaction costs over that horizon.
The estimated minimum holding period in Brisbane that most often makes exiting with profit realistic is around five years, which allows time for price appreciation to absorb the significant costs of buying and selling.
The estimated total round-trip cost drag in Brisbane, including stamp duty, agent commissions, legal fees, and marketing, typically runs around 7% to 10% of the property value, which translates to roughly A$70,000 to A$100,000 on a A$1 million home (approximately US$45,000 to US$65,000 or EUR 42,000 to EUR 60,000).
The clearest factor that increases profit odds in Brisbane is buying a property with scarcity value, such as a house on good land in an established suburb, since these assets tend to appreciate faster than generic apartment stock and attract consistent buyer demand when you sell.
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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 |
|---|---|---|
| Cotality (formerly CoreLogic) Home Value Index | It's the most widely used housing index in Australia, relied on by banks and government. | We used it to anchor Brisbane's median dwelling value and recent price momentum. We also used its commentary on market drivers as a sense check against official statistics. |
| Reserve Bank of Australia Cash Rate | It's the official source for Australia's policy rate that directly affects mortgage pricing. | We used it to pin the cash rate level as of the first half of 2026. We then translated that into what it means for affordability and downside risk. |
| ABS Census QuickStats Greater Brisbane | It's the official baseline for local incomes and household characteristics. | We used it as the starting point for income context. We then adjusted forward using official wage growth to estimate 2026 affordability ratios. |
| ABS Wage Price Index | It's the official measure of wages growth in Australia, central to affordability analysis. | We used it to grow forward Brisbane incomes from the 2021 Census baseline. We used that to calculate a confident price-to-income estimate for Brisbane in early 2026. |
| Residential Tenancies Authority Queensland | It's the official rental bond lodgement dataset for Queensland rents. | We used it to anchor Brisbane's rent levels by dwelling type. We then adjusted to January 2026 using reported annual rent growth. |
| APRA Debt-to-Income Limits Announcement | APRA is the banking regulator, and when it tightens credit, housing demand typically cools. | We used it to identify a credit tightening starting in February 2026 that can reduce bidding power. We used it to argue why sudden price acceleration is less likely. |
| Foreign Investment Review Board Guidance Note 6 | It's the primary rulebook for foreign purchases of residential property in Australia. | We used it to describe how foreign-buyer rules constrain demand for established dwellings. We used it as a demand cap that can reduce runaway price risk. |
| ABS Building Approvals | It's the official pipeline indicator for new dwelling supply in Australia. | We used it to assess whether new supply is ramping up or stalling. We used the houses versus units breakdown to discuss Brisbane's likely supply mix. |
| SQM Research Boom and Bust Report | It's one of Australia's most recognized independent property forecasting reports. | We used it to triangulate price forecasts for Brisbane in 2026. We also used its vacancy rate tracking to assess rental market tightness. |
| Domain 2026 Forecast Report | Domain is a major property portal with dedicated economic research on Australian housing. | We used it to understand expected price growth ranges for Brisbane houses and units. We also used its analysis of the First Home Guarantee Scheme impact. |
| Infrastructure Investment Program | It's the federal infrastructure program record, useful for project timelines and scope. | We used it to confirm the scale and corridor logic of Brisbane Metro as a connectivity catalyst. We used it to identify where access improvements can support specific suburbs. |
| Brisbane City Council City Plan | Council is the rule-maker for local planning settings that shape what can be built and where. | We used it to confirm recent amendment activity and infrastructure planning linkages. We used it to support the theme that zoning rules are evolving. |
| Queensland Revenue Office | It's the official source for stamp duty rates and concessions in Queensland. | We used it to calculate transaction cost estimates for buying and selling property. We used its first home buyer concession details to explain cost variations. |
| ABC News Property Reporting | It's a major national newsroom that cites underlying datasets like Cotality for its figures. | We used it to pin down vacancy rate levels and recent rent growth in Brisbane. We treated it as a triangulation layer on top of RTA and Cotality data. |
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.
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