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Brisbane's property market is experiencing strong growth driven by substantial population increases and interstate migration patterns. The city's median house prices have surged 8.6% year-on-year to reach AUD $870,000 as of September 2025, while rental vacancy rates have tightened to just 1.1%.
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Brisbane's property market shows strong fundamentals with house prices up 8.6% annually and rental yields of 4.1% outperforming Sydney and Melbourne.
Major infrastructure investments totaling over $10 billion and annual population growth of 65,000-70,000 new residents are expected to sustain price growth of 5-6% in the next year.
| Market Indicator | Current Value (Sep 2025) | 12-Month Change |
|---|---|---|
| Median House Price | AUD $870,000 | +8.6% |
| Median Unit Price | AUD $570,000 | +6.9% |
| Rental Vacancy Rate | 1.1% | -0.4% |
| Average House Rent (Weekly) | AUD $660 | +9.6% |
| Average Unit Rent (Weekly) | AUD $545 | +11.2% |
| Interstate Migration (Annual) | 32,000 arrivals | +15% |
| Rental Yield (Houses) | 4.1% | Stable |
What's the current median house price in Brisbane right now, and how has it changed over the past year?
Brisbane's median house price reached AUD $870,000 as of September 2025, marking a significant 8.6% increase from the previous year.
This represents an increase of approximately AUD $68,000 from August 2024, when the median was around AUD $802,000. The growth reflects strong demand from both local buyers and interstate migrants seeking more affordable alternatives to Sydney and Melbourne.
The price growth has been consistent throughout 2025, with quarterly increases averaging 2-2.5%. This steady upward trend demonstrates the resilience of Brisbane's housing market despite national economic pressures and interest rate concerns.
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How are apartment prices performing compared to houses, and what's the median price difference?
Brisbane's apartment market is performing solidly with a median unit price of AUD $570,000, representing a 6.9% year-on-year increase.
The current price gap between houses and apartments stands at AUD $300,000, with houses consistently outperforming units in terms of price growth. However, the 6.9% growth rate for units still indicates strong demand driven by affordability pressures and preferences for inner-city living.
Houses have shown stronger capital growth due to land scarcity in desirable areas and the traditional Australian preference for detached housing. Units remain attractive to first-time buyers and investors seeking lower entry points into the Brisbane market.
The apartment market benefits from proximity to employment centers and transport infrastructure, making them particularly appealing to young professionals and downsizers.
What are the current rental vacancy rates in Brisbane, and how do they compare with last year?
Brisbane's rental vacancy rate has tightened significantly to just 1.1% as of September 2025, down from 1.5% in August 2024.
This 0.4 percentage point decrease represents an extremely tight rental market, well below the balanced market threshold of 2-3%. The low vacancy rate reflects high rental demand from both interstate migrants and local residents unable to afford home purchases.
The tightening market has created intense competition among renters, with properties receiving multiple applications and rents increasing rapidly. This situation favors landlords and investors but presents challenges for tenants seeking affordable accommodation.
Such low vacancy rates typically indicate undersupply of rental properties relative to demand, contributing to sustained rental growth across the city.
What's the average weekly rent for houses and units, and how much has rent grown over the past year?
| Property Type | Average Weekly Rent (Sep 2025) | Annual Growth Rate |
|---|---|---|
| Houses | AUD $660 | 9.6% |
| Units/Apartments | AUD $545 | 11.2% |
| 3-Bedroom Houses | AUD $720 | 10.1% |
| 2-Bedroom Units | AUD $580 | 11.8% |
| 1-Bedroom Units | AUD $450 | 12.5% |
| Studio Apartments | AUD $380 | 13.2% |
| 4-Bedroom Houses | AUD $850 | 8.9% |
How many new housing approvals are happening per quarter, and are these numbers trending up or down?
Brisbane is currently experiencing approximately 3,000-3,500 dwelling approvals per quarter as of September 2025, but this represents a declining trend.
Approvals and commencements have decreased by about 6% year-on-year compared to the same period in 2024. This decline follows the peak approval period in late 2023, when quarterly approvals exceeded 4,000 dwellings.
The downward trend reflects several factors including higher interest rates, increased construction costs, and labor shortages in the building industry. These challenges have made new developments less financially viable for many builders and developers.
The reduced supply pipeline could exacerbate housing shortage issues and contribute to continued price growth in the medium term, as demand continues to outstrip new supply.
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What is the current population growth rate in Brisbane, and how many new residents are projected annually?
Brisbane's population is growing at an estimated rate of 2.5% per annum, significantly above the national average.
Forecasts indicate between 65,000-70,000 new residents will move to Brisbane each year over the next five years. This growth is driven primarily by strong interstate and international migration, with the city attracting residents from both Sydney and Melbourne seeking better affordability and lifestyle.
The population growth is concentrated in working-age demographics, creating sustained demand for both rental and owner-occupied housing. This demographic shift also supports local employment and economic growth.
Such robust population growth rates typically translate directly into housing demand, supporting continued price appreciation and rental market tightness across all property types.
How are interstate migration numbers affecting demand, and how do they compare with other capitals?
Brisbane experienced net positive migration of over 32,000 interstate arrivals in the past 12 months, significantly outpacing other capital cities.
Melbourne recorded approximately 19,000 interstate arrivals while Sydney attracted around 14,000, making Brisbane the clear winner in interstate migration. This trend reflects Brisbane's relative affordability, lifestyle appeal, and employment opportunities.
The migration influx has directly contributed to housing demand and rental market tightness. Many interstate migrants initially rent before purchasing, placing immediate pressure on the rental market and subsequently driving purchase demand.
This sustained migration advantage positions Brisbane for continued property market strength, as new residents require immediate accommodation and often purchase property within 12-24 months of arrival.
What is the average rental yield for investors in Brisbane, and how does it compare with other capitals?
Brisbane offers an average gross rental yield of 4.1% for houses, making it more attractive than Sydney and Melbourne for property investors.
Sydney's rental yields average 3.2% while Melbourne offers 3.4%, making Brisbane significantly more attractive from a cash flow perspective. Perth currently leads with 4.6% yields, but Brisbane's growth prospects and infrastructure development provide additional capital growth potential.
The higher yields in Brisbane reflect the city's relative affordability compared to purchase prices, combined with strong rental demand driving up weekly rents. This combination creates favorable conditions for both positive cash flow and capital growth.
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.
What do analysts forecast for Brisbane's property price growth over the next 1, 3, and 5 years?
| Time Period | Projected Growth Rate | Estimated Median Price |
|---|---|---|
| 1 Year (Sep 2026) | 5-6% | AUD $920,000 |
| 3 Years (Sep 2028) | 13-16% cumulative | AUD $1,010,000 |
| 5 Years (Sep 2030) | 22-25% cumulative | AUD $1,090,000 |
| Best Case Scenario (5 years) | 28% cumulative | AUD $1,115,000 |
| Conservative Scenario (5 years) | 20% cumulative | AUD $1,044,000 |
| Annual Average (5-year period) | 4.4-5.0% | - |
| Inflation-Adjusted Growth (5 years) | 12-15% | - |
How is interest rate policy expected to affect borrowing power, and what impact would a 0.5% rate cut have?
A 0.5% interest rate cut could improve typical buyer borrowing capacity by 7-9%, significantly expanding property purchase options.
For a buyer with median household income, lending power could increase from approximately AUD $650,000 to around AUD $705,000. This AUD $55,000 increase in borrowing capacity would provide access to a broader range of properties in the Brisbane market.
Interest rate cuts also reduce monthly mortgage repayments, improving affordability for both existing homeowners and new purchasers. This typically stimulates market activity and can contribute to price growth through increased demand.
The Reserve Bank's policy decisions directly impact property market dynamics, with rate cuts generally supporting higher property prices through improved buyer accessibility and reduced holding costs for investors.
What major infrastructure projects are underway in Brisbane, and how might they impact property values?
Brisbane has over AUD $10 billion in major infrastructure projects currently underway that are expected to significantly impact local property values.
1. **Brisbane Metro (AUD $1.7 billion)**: High-frequency bus rapid transit system improving connectivity across the city, expected to increase property values along transit corridors by 5-10%.2. **Cross River Rail (AUD $5.4 billion)**: New underground rail line connecting northern and southern Brisbane, anticipated to drive substantial urban renewal around major stations with property value increases of 10-15% in proximity areas.3. **Queens Wharf (AUD $3.6 billion)**: Integrated resort and entertainment precinct creating new lifestyle and employment opportunities, likely to boost nearby residential property values by 8-12%.4. **Brisbane Airport Link upgrades (AUD $2.1 billion)**: Enhanced airport connectivity improving access to international markets and business opportunities.5. **Olympic Games infrastructure (AUD $7 billion estimated)**: Preparation for 2032 Olympics including venue upgrades and transport improvements across southeast Queensland.These projects enhance local amenities, improve transport accessibility, and create employment opportunities, all of which typically translate into increased property demand and values in surrounding areas.
How affordable is Brisbane property compared to household income, and what percentage is required for mortgage servicing?
Brisbane property requires approximately 36-38% of gross household income for mortgage servicing on a median-priced house, based on the current average household income of AUD $110,000.
This affordability ratio remains more favorable than Sydney, where mortgage servicing can exceed 45% of household income, but represents a deterioration from previous years when the ratio was closer to 32-34%. The increase reflects rapid price growth outpacing income growth.
For first-time buyers, the deposit requirement for a median house (20% down payment) would be AUD $174,000, representing approximately 19 months of gross median household income. This creates challenges for younger buyers without existing property equity or family assistance.
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Despite affordability pressures, Brisbane remains more accessible than other major Australian capitals, explaining its continued appeal to interstate migrants seeking homeownership opportunities.
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 demonstrates strong fundamentals with sustained population growth, major infrastructure investments, and favorable rental yields creating attractive conditions for both investors and owner-occupiers.
The combination of interstate migration, limited new supply, and ongoing development projects positions Brisbane for continued property value appreciation over the medium to long term, despite current affordability challenges.
Sources
- Domain Property Market Update Brisbane September 2025
- RealEstate.com.au Brisbane Market Trends 2025
- Australian Bureau of Statistics Regional Population Data
- Reserve Bank of Australia Housing Market Indicators
- CoreLogic Brisbane Property Market Report September 2025
- SQM Research Brisbane Rental Market Data
- Cross River Rail Project Queensland Government
- Transport and Main Roads Brisbane Metro Project
-Brisbane Property Buying Process: Complete Guide for 2025
-Should You Buy Property in Brisbane? Investment Analysis 2025
-Average Price Per Square Meter in Brisbane: Latest Data
-Average Rent in Brisbane: Complete Rental Market Guide