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 has reached historic highs in 2025, with median house prices surpassing $1 million for the first time.
As Australia's second most expensive capital city after Sydney, Brisbane continues to attract strong demand from both owner-occupiers and investors, driven by population growth, major infrastructure investments, and the upcoming 2032 Olympics.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 median house price has hit $1,000,422 and units $709,823 in June 2025, with annual growth of 6.2-10.2% for houses and 11.8-16.6% for units. The market shows no signs of slowing with vacancy rates below 1%, rental yields of 3.5-6.3%, and continued strong demand supported by 1.8% annual population growth and major infrastructure projects including Cross River Rail and the 2032 Olympics.
| Metric | Houses | Units | Forecast 2025 |
|---|---|---|---|
| Median Price | $1,000,422 | $709,823 | +3-7% (houses), +7-10% (units) |
| Annual Growth | 6.2-10.2% | 11.8-16.6% | Continued outperformance |
| Rental Yield | 3.5-4.7% | 4.5-6.3% | Stable to improving |
| Vacancy Rate | 1.0% | 1.0% | Remaining tight |
| Days on Market | 27 days | 25 days | Quick sales continuing |
What's the current state of Brisbane's property market in early 2025 and how are prices trending?
Brisbane's property market has reached unprecedented heights in 2025, marking a significant milestone in the city's real estate history.
As of June 2025, the median house price has surpassed $1 million for the first time, reaching $1,000,422. The median unit price stands at $709,823, also at record levels. This positions Brisbane as Australia's second most expensive capital city after Sydney, reflecting the strong demand and limited supply dynamics in the market.
Annual house price growth ranges from 6.2% to 10.2%, demonstrating robust performance across different market segments. Unit price growth is even more impressive at 11.8% to 16.6%, indicating a shift in buyer preferences and investment strategies. The market fundamentals remain strong with vacancy rates critically low at below 1% in many suburbs.
The strong price momentum is supported by continued population growth, major infrastructure investments, and Brisbane's emergence as a lifestyle destination for interstate migrants. Days on market average just 27 days for houses and 25 days for units, indicating properties are selling quickly in this competitive environment.
These market conditions suggest Brisbane's property sector continues to outperform most other Australian capitals, making it an attractive proposition for both owner-occupiers and investors.
How do prices differ by suburb and what's the average price per property type?
Brisbane's property market shows significant price variation across suburbs, offering opportunities for buyers at different price points.
Property type averages reflect the diverse market, with houses at a median of $1,000,422, units at $709,823, and townhomes typically ranging from $700,000 to $900,000. Premium inner suburbs command the highest prices, with Teneriffe leading at $3.9 million, followed by New Farm at $3.4 million, Paddington at $2.1 million, and Camp Hill and Ashgrove both at $1.7 million.
For buyers seeking more affordable options, several suburbs still offer houses under $500,000. Acacia Ridge presents the most affordable option at $393,000, followed by Mount Warren Park at $406,000, Strathpine at $445,000, and Deagon and Alexandra Hills both at $485,000. These areas provide entry points for first home buyers and investors seeking higher rental yields.
The unit market shows particularly strong growth in certain suburbs. Milton units average $608,500 with 37% annual growth, East Brisbane at $680,000 also with 37% growth, and Northgate at $632,500 with 34% growth. These figures highlight the strong performance of the apartment sector, particularly in well-connected inner and middle-ring suburbs.
It's something we develop in our Australia property pack.
What are the short, medium, and long-term forecasts for Brisbane property prices?
Brisbane's property market outlook remains positive across all time horizons, with varying growth rates expected.
| Time Period | House Price Forecast | Unit Price Forecast | Key Drivers |
|---|---|---|---|
| Short-term (2025) | +3-7% growth | +7-10% growth | Tight supply, population growth |
| Medium-term (2025-2027) | Continued strong performance | Outperformance expected | Infrastructure investments, 1.8% annual population growth |
| Long-term (to 2032) | Sustained growth | Sustained growth | 2032 Olympics, 16% population increase |
Major banks and research houses provide consistent short-term forecasts. KPMG specifically predicts house prices will rise by 3.3% and units by 4.6% in 2025, while other institutions suggest ranges of 3-7% for houses and 7-10% for units. Brisbane's median house price is projected to reach $1,000,000 by the end of 2025, representing a 10% increase over 2024-2025.
The medium-term outlook is underpinned by Southeast Queensland's 1.8% annual population growth, major infrastructure investments including Cross River Rail and Brisbane Metro, and the ongoing housing supply shortage. These factors suggest Brisbane will continue to outperform other Australian capitals through 2027.
Long-term prospects are anchored by the 2032 Olympics preparation, with the city's population expected to grow by over 16% by 2032. This demographic expansion, combined with infrastructure upgrades and Brisbane's growing reputation as a lifestyle destination, provides a solid foundation for sustained price appreciation.
Which suburbs are expected to outperform based on growth, infrastructure, and demand?
Several Brisbane suburbs are positioned for exceptional growth based on lifestyle appeal, infrastructure investments, and development potential.
Inner city and lifestyle suburbs including Teneriffe, New Farm, Paddington, and West End continue to attract premium buyers due to their proximity to the CBD, riverside locations, and vibrant cultural scenes. Middle-ring suburbs like Coorparoo, Camp Hill, Ashgrove, and Wilston offer a balance of established character homes, good schools, and lifestyle amenities that appeal to families.
The middle-ring growth corridors present compelling opportunities for capital appreciation. Chermside, Mount Gravatt, and Salisbury benefit from their strategic locations along major transport routes and proximity to employment hubs. Carina, Greenslopes, and Upper Mount Gravatt offer the ideal balance of affordability and infrastructure access, making them attractive to both owner-occupiers and investors.
Olympics and infrastructure-linked areas represent the highest growth potential. Woolloongabba stands out as particularly well-positioned to benefit from Cross River Rail, offering rental yields of 3.09% for houses and 5.53% for units. Hamilton's proximity to the airport and waterfront amenities, Springfield Lakes' master-planned community appeal, and the Wynnum/Manly waterfront precincts all offer unique advantages.
North Ipswich emerges as a dark horse, benefiting from significant urban renewal initiatives and improved connectivity to Brisbane CBD, making it an area to watch for savvy investors seeking early-stage growth opportunities.
What's the demand like for owner-occupiers vs investors and how is it impacting prices?
Brisbane's property market is experiencing robust demand from both owner-occupiers and investors, creating competitive conditions across all market segments.
Owner-occupiers continue to dominate the market, particularly in family-friendly suburbs with quality schools and lifestyle amenities. However, affordability constraints are increasingly pushing buyers to consider alternatives to traditional detached houses. This shift is evident in the growing demand for townhomes and well-located units, particularly in inner and middle-ring suburbs where buyers can maintain proximity to employment and amenities.
Investors currently represent approximately 40% of new loans in Queensland, attracted by Brisbane's superior rental yields compared to Sydney and Melbourne. The combination of low vacancy rates below 1% and strong capital growth prospects makes Brisbane particularly appealing for investment strategies. Investors are especially active in affordable outer suburbs offering high yields and areas linked to infrastructure development.
This dual demand dynamic is supporting price growth across all segments. Premium lifestyle locations see fierce competition from owner-occupiers, while affordable suburbs with strong rental returns attract investor interest. The result is broad-based price appreciation that extends beyond traditional hotspots.
The balanced demand from both segments provides market stability and reduces the risk of sudden corrections, as neither group dominates sufficiently to create vulnerability to policy changes or economic shifts.
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 are the rental yields and vacancy rates in different parts of Brisbane right now?
Brisbane's rental market offers attractive yields across different property types and locations, significantly outperforming other major Australian cities.
| Property Type/Location | Rental Yield Range | Vacancy Rate | Investment Appeal |
|---|---|---|---|
| Houses (Overall) | 3.5-4.7% | 1.0% | Stable returns, capital growth |
| Units (Overall) | 4.5-6.3% | 1.0% | Higher yields, strong demand |
| Spring Hill | 7.2% | <1% | Top yielding suburb |
| Goodna/Woodridge | 7.0% | <1% | Affordable, high returns |
| Fortitude Valley | 6.6% | <1% | Inner city convenience |
Gross rental yields for houses sit around 4.5%-5.2%, providing solid returns for investors. The top yielding suburbs demonstrate exceptional performance, with Spring Hill leading at 7.2% rental yield, making it the premier choice for yield-focused investors. Goodna and Woodridge both offer 7.0% yields, while Fortitude Valley provides 6.6% returns with inner-city convenience.
Brisbane's rental vacancy rate remains critically low at 1.0%, creating an extremely tight rental market that favors landlords. This low vacancy rate ensures consistent rental income and minimal periods without tenants, reducing investment risk. Many individual suburbs report vacancy rates below 1%, indicating even tighter conditions in popular areas.
The combination of strong yields and low vacancies makes Brisbane particularly attractive compared to Sydney and Melbourne, where yields are typically 1-2% lower and vacancy rates higher. This yield differential provides Brisbane investors with superior cash flow while still capturing capital growth.
What's the outlook for rental demand and rental income over the next 12-36 months?
Brisbane's rental market outlook remains robust, supported by strong demographic and economic fundamentals.
Over the next 12 months, median weekly rents have already surpassed $600 for houses and average $500 for units, representing significant growth from previous years. While rental growth is continuing, the pace has moderated from the exceptional increases seen in 2022-2023. KPMG forecasts annual rent growth of 3.5-4.5% over the next two years, representing sustainable increases that balance affordability with investor returns.
The 24-36 month outlook suggests continued strength in rental demand driven by multiple factors. Brisbane's projected 1.8% annual population increase will add approximately 50,000 new residents each year, creating sustained demand for rental accommodation. Interstate migration continues as remote work flexibility allows professionals to relocate from more expensive capitals while maintaining their careers.
Limited new supply entering the market due to construction costs and development constraints will maintain the supply-demand imbalance. Major infrastructure projects including Cross River Rail and Brisbane Metro will enhance connectivity, making more suburbs attractive to renters and supporting rental growth in previously overlooked areas.
It's something we develop in our Australia property pack.
Rental yields are expected to remain attractive relative to other investment options, particularly in suburbs benefiting from infrastructure upgrades and urban renewal programs.
What kind of property is best to buy if you want to live in it vs rent it out or resell it?
Different property strategies require different approaches to maximize success in Brisbane's market.
For owner-occupiers planning to live in the property, detached houses in inner and middle-ring suburbs with good schools and transport connections offer the best lifestyle value. Properties in established suburbs like Paddington, Ashgrove, and Camp Hill provide character homes with renovation potential, mature streetscapes, and strong community amenities. Townhomes represent an excellent compromise, offering more space than units while requiring less maintenance than houses, particularly suitable for professionals and downsizers.
Investment properties should prioritize rental yield and tenant appeal. Townhouses in inner and middle suburbs offer an optimal balance of yield and capital growth potential. Boutique, owner-occupier style apartments outperform generic high-rise units, as they attract quality tenants and maintain better values. Houses in growth corridors linked to infrastructure projects provide both rental income and appreciation potential. High-yield suburbs like Spring Hill, Fortitude Valley, and Goodna maximize cash flow for investors focused on income generation.
For resale strategies, focus on properties in suburbs with planned infrastructure improvements that will enhance values before selling. Conventional houses in central locations with broad market appeal ensure maximum buyer interest when selling. Avoid niche property types or locations with limited buyer pools that may prove difficult to sell. Properties with value-add potential through renovation or subdivision offer opportunities to manufacture equity before resale.
The key is matching property selection to your specific goals and timeline, ensuring the asset performs optimally for your intended purpose.
How much should you budget for a property including all costs?
Understanding the full cost of property purchase in Brisbane is essential for accurate budgeting and avoiding financial stress.
Stamp duty represents a significant cost for most buyers. The May 2025 changes provide substantial relief for first home buyers, with $0 stamp duty on properties up to $700,000 for eligible purchasers. For a typical $540,000 property, stamp duty would normally be approximately $17,000, while properties over $1 million attract stamp duty of $30,850 or more. These savings can significantly impact a first home buyer's purchasing power.
Additional upfront costs include legal and conveyancing fees ranging from $1,500-$2,000, building and pest inspections at $500 or more, loan establishment fees of $500-$1,000, and registration/transfer fees around $200. While individually modest, these costs accumulate quickly and must be factored into your budget.
For a $1 million house purchase, buyers should budget 12-14% of the purchase price for all upfront costs. This includes the deposit (typically 10-20%), stamp duty unless exempt, and all professional fees and charges. First home buyers purchasing properties under $700,000 can reduce this significantly through stamp duty exemptions, potentially saving $20,000 or more.
Don't forget ongoing costs including council rates, insurance, maintenance, and potential body corporate fees for units. Building a buffer for these expenses ensures sustainable property ownership.
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 compare with other Australian cities in terms of affordability and returns?
Brisbane offers a compelling combination of relative affordability and superior returns compared to other major Australian cities.
| City | Median House Price | Median Unit Price | House Rental Yield | Unit Rental Yield | Vacancy Rate |
|---|---|---|---|---|---|
| Brisbane | $1,000,422 | $709,823 | 3.5-4.7% | 4.5-6.3% | 1.0% |
| Sydney | $1,518,000+ | $850,000+ | 3.1% | 3.5% | 1.5% |
| Melbourne | $950,000+ | $650,000+ | 3.2% | 3.7% | 1.8% |
Brisbane remains significantly more affordable than Sydney for both houses and units, with house prices approximately $500,000 lower and unit prices about $140,000 less expensive. While Melbourne's unit prices are slightly lower, Brisbane houses now command a premium, reflecting the strong demand for detached dwellings in Queensland's capital.
The real advantage lies in Brisbane's superior rental yields across all property types. Houses yield 3.5-4.7% compared to Sydney's 3.1% and Melbourne's 3.2%, while Brisbane units deliver 4.5-6.3% yields versus 3.5% in Sydney and 3.7% in Melbourne. This yield differential provides Brisbane investors with better cash flow and lower holding costs.
Brisbane's 1.0% vacancy rate indicates a tighter rental market than Sydney (1.5%) or Melbourne (1.8%), ensuring more consistent rental income and reduced vacancy periods. The city's 13% annual growth rate has outperformed most other capitals, demonstrating strong momentum.
These metrics position Brisbane as the standout performer among major Australian cities, offering better value for owner-occupiers and superior returns for investors.
Are there any government schemes or tax advantages that buyers in Brisbane can use in 2025?
Multiple government schemes and tax advantages are available to support Brisbane property buyers in 2025.
The First Home Owner Grant provides substantial support with $30,000 available for contracts signed between 20 November 2023 and 30 June 2025, applicable to new homes only. This grant will revert to $15,000 after 30 June 2025, making immediate action beneficial for eligible buyers. The grant can significantly boost purchasing power for first-time buyers entering the market.
Stamp duty concessions offer major savings, with full exemption for first homes under $700,000 effective from May 1, 2025. Partial concessions apply up to $800,000, providing graduated relief for slightly higher-priced properties. First-home buyers purchasing new builds benefit from complete stamp duty elimination, potentially saving tens of thousands of dollars.
The federal Help to Buy Scheme, expected to launch late 2025, allows the government to contribute up to 40% equity for new homes or 30% for existing properties. Eligible buyers need only a 2% deposit, with income limits of $100,000 for singles and $160,000 for couples. Brisbane's property price cap of $1 million ensures broad eligibility across the market.
Additional support includes the First Home Guarantee enabling purchases with 5% deposit and no lenders mortgage insurance, the Regional First Home Buyer Guarantee for applicable areas, and ongoing tax benefits for investors including negative gearing and depreciation deductions.
It's something we develop in our Australia property pack.
What's the best strategy if you want to buy now—where to look, what to buy, and how to hold it?
Success in Brisbane's property market requires a strategic approach tailored to your investment goals and financial capacity.
Location selection should align with your objectives. For capital growth, focus on inner and middle-ring suburbs with infrastructure links like Woolloongabba, Coorparoo, and Chermside. These areas benefit from improving connectivity and gentrification trends. Yield-focused investors should target outer suburbs and unit-heavy areas including Spring Hill, Goodna, and Fortitude Valley, where returns exceed 6%. Lifestyle buyers should prioritize established suburbs with schools and amenities such as Paddington, Camp Hill, and Ashgrove.
Property type selection depends on your strategy. Houses or townhouses in established, high-demand areas offer the best long-term growth potential. Boutique apartments with owner-occupier appeal outperform generic high-rise units in both rental and resale markets. Avoid oversupplied high-rise developments that face ongoing competition from new supply. Consider properties with value-add potential through renovation or subdivision to manufacture equity.
Holding strategies should emphasize long-term ownership of 5-10+ years to maximize capital growth and ride out market cycles. Structure loans to optimize tax advantages if investing, potentially using interest-only periods. Consider fixing interest rates partially to hedge against future rate rises while maintaining flexibility. Build equity through strategic improvements where feasible and cost-effective.
Key success factors include buying quality properties in proven locations rather than chasing cheap options in untested areas. Don't overextend financially—maintain a buffer for interest rate rises and unexpected costs. Research infrastructure plans and demographic trends to identify emerging opportunities. Work with experienced local agents and advisors who understand Brisbane's unique market dynamics.
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 2025 presents compelling opportunities despite record prices reaching over $1 million for houses. The fundamentals remain strong with continued population growth of 1.8% annually, major infrastructure investments including Cross River Rail and Brisbane Metro, and the catalyst of the 2032 Olympics driving long-term value.
Whether buying to live in or invest, success lies in choosing the right property type in growth areas while taking advantage of available government support including stamp duty exemptions and the upcoming Help to Buy scheme. With rental yields outperforming Sydney and Melbourne by 1-2% and vacancy rates at just 1%, Brisbane offers superior returns for investors while remaining more affordable than Sydney, making it an attractive destination for both owner-occupiers and property investors who act strategically with a long-term view.
Sources
- Property Update - Brisbane Property Market Forecast
- Hunter Galloway - Brisbane Property Market Update March 2025
- CAPEX Property - Brisbane Property Market Forecast into 2025
- KPMG - House prices to rise by 3.3%, units by 4.6% in 2025
- Templeton Property - Brisbane Property Prices 2025
- Queensland Revenue Office - First Home Owner Grant
- Keylaw - Stamp Duty Savings for First Home Buyers
- Money.com.au - Help to Buy Scheme Guide
- Treasury.gov.au - Supporting People into Home Ownership
-Australia Real Estate Market Overview
-Brisbane Real Estate Market Analysis
-Melbourne Real Estate Market Insights
-Sydney Real Estate Market Trends
-Canberra Real Estate Market Update
-Perth Real Estate Market Review
-Newcastle Real Estate Market Guide
-Hobart Real Estate Market Report
-Wollongong Real Estate Market Analysis
-Tasmania Real Estate Market Overview
-Gold Coast Real Estate Market Insights
-Adelaide Real Estate Market Update