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What are the current trends in Brisbane real estate market?

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Authored by the expert who managed and guided the team behind the Australia Property Pack

property investment Brisbane

Yes, the analysis of Brisbane's property market is included in our pack

Brisbane's property market has reached historic milestones in 2025, with median house prices surpassing $1 million for the first time.

As we reach mid-2025, Brisbane's real estate market shows remarkable strength with units outperforming houses in growth, record-low vacancy rates under 1%, and continued infrastructure-driven demand. The market demonstrates resilience despite moderating auction clearance rates, while rental yields remain attractive and the upcoming 2032 Olympics adds long-term value prospects.

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.

How this content was created 🔎📝

At BambooRoutes, we explore the Australian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Brisbane, Sydney, and Melbourne. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the current average price for houses and units across Brisbane?

Brisbane's property market has reached historic milestones in June 2025, with median house prices hitting $1,000,422 and units reaching $709,823.

This represents the first time Brisbane houses have surpassed the $1 million mark, while units have exceeded $700,000. These price levels position Brisbane as Australia's second most expensive capital city market, trailing only Sydney.

The milestone is particularly significant for Brisbane's market evolution, as the city has traditionally been considered more affordable than Sydney and Melbourne. The rapid price growth reflects strong population growth, infrastructure investment, and anticipation of the 2032 Olympics.

House prices have shown steady appreciation throughout 2024 and into 2025, with consistent quarterly gains maintaining the upward trajectory. Unit prices have demonstrated even stronger performance, outpacing house price growth significantly.

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How have property prices in Brisbane changed over the past 3 months, 12 months, and 5 years?

Brisbane's property market has delivered strong growth across all timeframes, with units significantly outperforming houses over the past year.

Time Period Houses Units
3 Months (Quarter-on-Quarter) +1.5% +2.4%
12 Months (Year-on-Year) +6.2% +11.8%
5 Years (2020-2025) ~65%+ ~65%+
Overall Market (All Dwellings - 3 Months) +1.6%
Overall Market (All Dwellings - 12 Months) +7.1%

The five-year growth period from 2020 to 2025 represents one of the most significant appreciation cycles in Brisbane's property history. Both houses and units have gained more than 65% in value, driven by low interest rates, population growth, and infrastructure development.

Units have emerged as the standout performers in the current market cycle, with their 11.8% annual growth nearly doubling that of houses at 6.2%. This reflects strong demand from investors seeking higher rental yields and owner-occupiers looking for more affordable entry points.

Which Brisbane suburbs are currently experiencing the fastest price growth or decline?

Brisbane's suburb performance is led by family-friendly and lifestyle-oriented areas, with no major suburbs reporting significant declines across the city.

Narangba stands out as a high-growth suburb due to its family-friendly appeal and strong buyer demand. The suburb benefits from relatively affordable pricing while offering good access to employment centers and amenities.

Multiple suburbs are delivering strong performance for investors and owner-occupiers: Chermside West, Cannon Hill, Nundah, Wynnum, Mansfield, Yeronga, Chapel Hill, and Heathwood. These areas combine good infrastructure, lifestyle amenities, and value positioning.

In the unit market specifically, Ashgrove achieved 3.1% quarterly growth while Brisbane City recorded 3.3% quarterly growth. These inner-city and well-connected areas benefit from rental demand and lifestyle appeal.

The general trend shows citywide growth that is moderating from previous peaks but remains positive across most areas. Affordable and lifestyle-oriented suburbs continue leading growth as buyers seek value and quality of life.

What's the current rental yield and vacancy rate for different property types in Brisbane?

Brisbane's rental market demonstrates exceptional strength with record-low vacancy rates and attractive yields for investors.

Property Type Gross Rental Yield Vacancy Rate
Houses 3.5% - 4.2% 1.0%
Units 4.5% - 5.1% 1.0%
Inner City Properties 6.4% - 6.5% Under 1.0%
Brisbane East Areas 4.8% - 5.4% 1.0%
Ipswich Region 4.8% - 5.4% 1.0%

Units consistently deliver superior rental yields compared to houses, making them attractive for income-focused investors. The yield differential of approximately 1% in favor of units reflects their lower purchase prices and strong rental demand.

Vacancy rates under 1% across all property types indicate an extremely tight rental market. This creates strong rental growth potential and reduces void periods for landlords, though it presents challenges for tenants seeking accommodation.

The highest yields are found in inner-city locations and affordable suburbs, where rental demand remains strong from young professionals, students, and workers seeking proximity to employment centers.

How is housing demand trending right now—are auction clearance rates or days on market increasing or decreasing?

Brisbane's housing demand remains strong but is moderating from peak levels, with buyers becoming more selective in their purchasing decisions.

Auction clearance rates have declined to 46.3% in recent weeks, down from 57.5% a year ago. This moderation reflects increased buyer caution and more realistic vendor expectations rather than a fundamental demand weakness.

Days on market have increased to a median of 27 days, up from 17 days a year ago. While this represents longer selling periods, properties still sell relatively quickly by historical standards, particularly quality stock in desirable locations.

The trend indicates a more balanced market where buyers have slightly more negotiating power and time to make decisions. Properties with strong fundamentals, good presentation, and realistic pricing continue to attract multiple buyers and sell quickly.

Quality stock in well-positioned suburbs maintains strong demand, while properties requiring significant work or in less desirable locations may experience longer marketing periods and more price negotiation.

What kinds of properties are most in demand right now in Brisbane?

Units are currently the standout performers in Brisbane's property market, outpacing houses in both price growth and buyer demand.

Larger, owner-occupier style units are particularly sought after, as they offer more space than traditional investment units while remaining more affordable than houses. These properties appeal to downsizers, first-home buyers, and investors seeking strong rental yields.

Three-bedroom houses remain highly popular among families and upgraders looking for space and lifestyle benefits. The family market continues driving demand in established suburbs with good school zones and amenities.

Affordable entry-level properties attract significant competition from first-home buyers and investors. Units under $500,000 in suburbs like Moorooka, Clayfield, Bowen Hills, East Brisbane, and Spring Hill generate multiple inquiries and quick sales.

Properties offering good rental yields and capital growth potential appeal to investors seeking income and long-term appreciation. This includes well-located units in inner-city areas and houses in growth corridors with infrastructure investment.

How do different areas of Brisbane compare in terms of affordability, rental return, and capital growth potential?

Brisbane's diverse areas offer different investment and lifestyle propositions, with inner-city locations delivering the highest yields and outer areas providing better affordability.

Area Rental Yield Range Affordability Level
Inner City (Brisbane City, Newstead) 6.4% - 6.5% High Entry Price
Ipswich Region 4.8% - 5.4% More Affordable
Brisbane East 4.8% - 5.4% More Affordable
Mount Gravatt Good Yields Affordable Entry
Moggill Consistent Demand Affordable Entry
First-Home Buyer Suburbs 4.0% - 5.0% Units Under $500k

Inner-city areas like Brisbane City and Newstead command the highest rental yields but require larger capital investments. These areas benefit from proximity to employment, entertainment, and transport infrastructure.

Ipswich and Brisbane East offer attractive yields combined with more affordable entry points, making them suitable for investors seeking income and growth potential without premium prices.

Mount Gravatt and Moggill provide affordable entry points with solid rental demand and capital growth prospects. These areas appeal to families and investors seeking value in established locations.

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Are there any short-term risks or headwinds affecting Brisbane's real estate market right now?

Brisbane's property market faces several short-term challenges that could impact buyer activity and market dynamics in the coming months.

Rising living costs across Australia may dampen affordability for some buyers, particularly first-home buyers and lower-income households. Increased costs for essentials like food, energy, and transport reduce available income for property purchases and loan servicing.

Interest rate uncertainty remains a key concern despite recent cuts that have boosted market confidence. Further changes in either direction could significantly impact borrowing power and buyer sentiment, as many purchasers are highly sensitive to mortgage rate movements.

Low supply conditions create intense competition but also limit choice for buyers and renters. Tight listings and record-low vacancy rates under 1% mean buyers face limited options, while renters struggle to find suitable accommodation.

New rental reform legislation may affect investor returns and market participation. Changes to rental laws could impact net yields and landlord obligations, potentially influencing investment property demand and rental market dynamics.

What's the outlook for Brisbane property over the next 12 months vs the next 5 years?

Brisbane's property market outlook remains positive across both short and long-term timeframes, supported by fundamental growth drivers and infrastructure investment.

The 12-month outlook projects continued moderate price growth of 5-7% for houses, with strong underlying demand maintained by stable interest rates and ongoing population growth. The market is expected to remain active despite some moderation from peak activity levels.

Strong rental demand and low vacancy rates will likely continue supporting investor interest and rental yield stability. Infrastructure completion and the approach of the 2032 Olympics should maintain buyer confidence and market momentum.

The 5-year outlook is particularly positive, driven by major infrastructure projects, continued migration to Brisbane, and the 2032 Olympics legacy. Long-term capital growth is expected, especially in well-connected suburbs and lifestyle areas that benefit from infrastructure improvements.

Population growth, employment opportunities, and lifestyle appeal position Brisbane for sustained demand. The city's relative affordability compared to Sydney and Melbourne continues attracting residents and investors seeking value and growth potential.

How is Brisbane's infrastructure pipeline expected to impact property values in key areas?

Brisbane's major infrastructure projects are transforming connectivity and driving property value appreciation in surrounding areas.

Brisbane Metro will enhance public transport connectivity across key corridors, improving accessibility to employment centers and amenities. Suburbs along metro routes are expected to see increased demand and value appreciation as transport convenience improves.

Cross River Rail represents the most significant transport infrastructure investment in Brisbane's history, connecting northern and southern suburbs through the city center. Areas near new stations are experiencing pre-completion value growth and will likely see continued appreciation post-completion.

Queen's Wharf development is creating a world-class entertainment and tourism precinct in the city center. Surrounding residential areas benefit from increased amenity, employment opportunities, and lifestyle appeal, driving demand and values.

The combined effect of these projects creates growth corridors and precincts with enhanced amenity and connectivity. Properties within walking distance of new transport links or major developments typically experience above-average capital growth.

The 2032 Olympics infrastructure includes venues, transport upgrades, and urban renewal projects that will create lasting benefits for surrounding residential areas. Early positioning in these areas offers long-term value appreciation potential.

infographics rental yields citiesBrisbane

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.

If I want to buy in Brisbane today to live in, which suburbs and budgets make the most sense?

Brisbane offers diverse living options across different budgets and lifestyle preferences, from affordable entry-level areas to premium family suburbs.

For families seeking established neighborhoods with good schools and amenities, Chermside West, Mansfield, Chapel Hill, Mount Gravatt, and Moggill offer houses in the $900,000 to $1.5 million range. These areas provide space, quality schools, and community amenities.

First-home buyers should focus on units in Moorooka, Clayfield, Bowen Hills, East Brisbane, and Spring Hill, with prices ranging from $340,000 to $400,000. These suburbs offer good connectivity to the city and employment centers while remaining affordable.

Lifestyle-focused buyers seeking inner-city living can consider Newstead, Brisbane City, and Wynnum, though these areas command higher price points. They offer walkability, entertainment options, and strong rental yields if used for investment.

Professional couples and downsizers may find well-located units in established suburbs provide the best combination of lifestyle, convenience, and value. Areas with good transport links and amenities offer practical daily living while maintaining growth potential.

Budget considerations should include ongoing costs like council rates, body corporate fees for units, and maintenance requirements, which vary significantly between property types and suburbs.

If I want to buy to rent out or flip for profit, where and what should I be looking at based on current trends?

Investment opportunities in Brisbane focus on high-yield areas and growth corridors that offer strong rental returns and capital appreciation potential.

High rental yield suburbs include Brisbane City, Newstead, Russell Island, Ipswich, and Mount Gravatt, where yields can reach 6.5% in premium inner-city locations. These areas attract tenants seeking convenience and lifestyle amenities.

Growth corridors in Narangba, Nundah, Heathwood, and Cannon Hill offer capital appreciation potential driven by infrastructure investment and population growth. These areas provide good balance between current yields and future growth prospects.

Property type selection should favor units in inner-city and affordable suburbs for maximum rental yield, while houses in growth corridors with infrastructure investment offer better long-term capital growth potential.

Units under $500,000 in suburbs like Moorooka, Clayfield, and Bowen Hills attract strong tenant demand from young professionals and provide solid rental yields. These properties offer lower entry costs and good rental returns.

Infrastructure-linked investments near Brisbane Metro stations, Cross River Rail stations, or major development projects position for value appreciation as projects complete and areas gentrify.

It's something we develop in our Australia property pack.

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.

Sources

  1. Property Update - Brisbane Property Market Outlook
  2. Real Estate Business - Brisbane Market Update May 2025
  3. Smart Property Investment - Brisbane Market Update
  4. Australian Property Professionals - Best Investment Suburbs Brisbane
  5. Satterley - Best Brisbane Investment Suburbs
  6. API Magazine - Brisbane Suburb Price Movements
  7. Housemark - Brisbane Rental Market Dynamics 2025
  8. Property Update - Brisbane Auction Results
  9. OpenAgent - Brisbane Property Market Profile
  10. Capex Property - Brisbane Market Forecast 2025