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
Everything in this article is based on verified data from official sources, industry reports, and our own analyses of the Brisbane property market.
We constantly update this blog post so the numbers reflect current market conditions 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 gross rental yield sits at roughly 3.3% in early 2026, which means you need to buy well below median price or target outer suburbs to beat 4%.
- The gap between gross and net yield in Brisbane is about 1.2 percentage points, mainly eaten by property management fees (7 to 9% of rent) and council rates.
- Brisbane's vacancy rate of 0.9% is one of the tightest in Australia, giving landlords strong pricing power but tenant affordability is becoming the ceiling.
- Houses dominate Brisbane's rental market at 73% of dwellings, yet apartments often deliver higher gross yields because their purchase prices are significantly lower.
- High-yield Brisbane suburbs like Inala, Zillmere, and Deagon can deliver 4% or more gross yield, while prestige areas like New Farm often compress below 3%.
- Cross River Rail stations opening in 2025 are expected to lift rental demand in Woolloongabba, Boggo Road, and Brisbane CBD precincts.
- Brisbane landlords typically see net income at 60 to 70% of gross rent after recurring costs, turning a 3.3% gross yield into roughly 2% net.
- Queensland land tax only applies if your total landholdings exceed certain thresholds, so it is not a flat cost every Brisbane investor pays annually.
- Tenants in Brisbane can only be charged for water usage if the property meets specific RTA conditions, leaving landlords to cover fixed water charges.
- The 2032 Brisbane Olympics venue pipeline is already influencing rental demand in Victoria Park, Spring Hill, and Bowen Hills areas.
What are the rental yields in Brisbane as of 2026?
What's the average gross rental yield in Brisbane as of 2026?
As of early 2026, the average gross rental yield across all property types in Brisbane sits at approximately 3.3%, calculated using the city's median dwelling value of around $1,036,000 and weighted average weekly rents of about $665.
Most typical residential properties in Brisbane fall within a gross yield range of 3.0% to 3.7%, depending on whether you are looking at inner-city apartments or outer-ring family houses.
Brisbane's gross yield is broadly in line with other major Australian capital cities, where strong price growth over recent years has compressed yields across the board.
The single biggest factor shaping Brisbane's gross yields right now is the record-high property prices, because even though rents have climbed substantially, dwelling values have risen even faster.
What's the average net rental yield in Brisbane as of 2026?
As of early 2026, the average net rental yield in Brisbane for all property types combined is approximately 2.1%, which is what remains after deducting typical recurring ownership costs from your gross income.
The difference between gross and net yield in Brisbane is roughly 1.0 to 1.2 percentage points, reflecting the various expenses that chip away at your rental income each year.
The expense that most significantly reduces gross yield in Brisbane is property management fees, which commonly run at 7 to 9% of collected rent plus GST, followed closely by council rates set under Brisbane City Council's annual budget.
Most standard investment properties in Brisbane deliver net yields between 1.8% and 2.6%, with the variation driven largely by whether the property is a strata apartment with body corporate levies or a freestanding house with lower ongoing fees.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Brisbane.
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.
What yield is considered "good" in Brisbane in 2026?
In Brisbane's current market, a gross rental yield of 4.0% or higher is generally considered "good" by local investors, because the citywide average hovers around 3.3% and beating that benchmark usually requires a sharper purchase price or targeting value-focused suburbs.
Properties delivering 4.5% gross yield or above in Brisbane typically cross into "very good" territory, though these often come with trade-offs like older building stock, higher maintenance needs, or locations with weaker long-term capital growth prospects.
How much do yields vary by neighborhood in Brisbane as of 2026?
As of early 2026, Brisbane sees roughly a 2 percentage point spread in gross rental yields between the highest-yield outer suburbs and the lowest-yield prestige inner-city areas.
The highest yields in Brisbane typically come from middle and outer ring suburbs where entry prices remain relatively affordable but rents have been pushed up by the citywide housing shortage, with areas like Inala, Zillmere, Deagon, Boondall, and Chermside often screening well for yield-focused investors.
The lowest yields appear in prestigious inner-river lifestyle suburbs where property prices command significant premiums, such as New Farm, Teneriffe, Newstead, Hamilton, West End, and South Brisbane.
The main reason yields vary so dramatically across Brisbane neighborhoods is the river and CBD premium effect, where inner areas attract buyers willing to pay for lifestyle and long-term capital growth rather than immediate rental returns.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Brisbane.
How much do yields vary by property type in Brisbane as of 2026?
As of early 2026, gross rental yields in Brisbane range from roughly 2.5% for premium houses in lifestyle suburbs to over 4% for well-located units in value-focused areas.
Apartments and units typically deliver the highest gross yields in Brisbane because their lower purchase prices relative to the rent they can command create a more favorable ratio.
Detached houses in Brisbane generally show the lowest gross yields because their higher price tags dilute the rental return, even though they attract strong family tenant demand.
The key reason yields differ between property types in Brisbane is simply the price base, with units offering lower entry costs while still capturing solid weekly rents in a tight vacancy market.
By the way, you might want to read the following:
What's the typical vacancy rate in Brisbane as of 2026?
As of early 2026, Brisbane's residential vacancy rate sits at approximately 0.9%, which represents an extremely tight rental market where landlords have significant pricing power.
Vacancy rates across different Brisbane neighborhoods generally range from below 0.5% in high-demand inner suburbs to around 1.5% in some outer areas with newer housing stock.
The main factor driving Brisbane's low vacancy is the persistent undersupply of rental housing combined with strong population growth, which has kept the market firmly tilted in favor of landlords.
Brisbane's vacancy rate is well below the national average and among the tightest of any major Australian city, though tenant affordability is increasingly becoming a constraint on how high rents can climb.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Brisbane.
What's the rent-to-price ratio in Brisbane as of 2026?
As of early 2026, Brisbane's rent-to-price ratio averages approximately 0.27% monthly (which translates to roughly 3.3% annually), calculated by dividing the weighted average monthly rent by the median dwelling value.
A rent-to-price ratio above 0.33% monthly (4% annually) is generally considered favorable for buy-to-let investors in Brisbane, and this ratio is essentially the same concept as gross rental yield expressed differently.
Brisbane's rent-to-price ratio is comparable to Sydney and Melbourne, where strong capital growth over recent years has similarly compressed immediate rental returns relative to purchase prices.
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.
Which neighborhoods and micro-areas in Brisbane give the best yields as of 2026?
Where are the highest-yield areas in Brisbane as of 2026?
As of early 2026, the highest-yield neighborhoods in Brisbane include Inala, Zillmere, and Deagon, along with nearby areas like Boondall and Chermside that also screen well for yield-focused investors.
These top-performing Brisbane suburbs typically deliver gross rental yields in the range of 4.0% to 4.5%, sometimes higher for properties purchased below market value or with strong rental history.
The main characteristic these high-yield areas share is relatively affordable entry prices combined with solid tenant demand, as renters priced out of inner Brisbane compete for housing in middle and outer ring suburbs.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Brisbane.
Where are the lowest-yield areas in Brisbane as of 2026?
As of early 2026, the lowest-yield neighborhoods in Brisbane are the prestigious inner-river lifestyle suburbs, including New Farm, Teneriffe, and Newstead, as well as Hamilton, West End, and South Brisbane.
These premium Brisbane areas typically deliver gross rental yields in the range of 2.5% to 3.0%, sometimes lower for trophy properties in prime positions.
Yields are compressed in these areas because purchase prices are driven by lifestyle demand and capital growth expectations rather than rental income, meaning investors accept lower immediate returns for long-term appreciation.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Brisbane.
Which areas have the lowest vacancy in Brisbane as of 2026?
As of early 2026, Brisbane neighborhoods with consistently low vacancy rates include St Lucia near the university, Woolloongabba and Dutton Park near major hospitals, and Indooroopilly as a key retail and transport hub.
These high-demand Brisbane areas typically experience vacancy rates well below 0.5%, meaning rental properties lease quickly and rarely sit empty between tenants.
The main demand driver keeping vacancy low in these areas is proximity to major institutional anchors like universities, hospitals, and employment centers that generate consistent tenant pools year-round.
The trade-off investors face when targeting these low-vacancy Brisbane areas is that purchase prices tend to be higher, which compresses gross yields even as strong tenant demand provides income security.
Which areas have the most renter demand in Brisbane right now?
The strongest renter demand in Brisbane currently centers on inner ring lifestyle suburbs like West End, Newstead, and South Brisbane, along with education and health hubs like St Lucia and Woolloongabba, and transport-connected middle ring areas like Chermside and Indooroopilly.
The dominant renter profile driving demand in these areas includes young professionals seeking lifestyle amenities, students and healthcare workers near institutional employers, and families wanting good schools with reasonable commutes.
Rental listings in these high-demand Brisbane neighborhoods typically receive multiple applications within days of listing, with quality properties often leased within one to two weeks of hitting the market.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Brisbane.
Which upcoming projects could boost rents and rental yields in Brisbane as of 2026?
As of early 2026, the top infrastructure projects expected to boost Brisbane rents are Cross River Rail with its new underground stations, Brisbane Metro's high-capacity transit upgrades, and the Queen's Wharf entertainment and jobs precinct in the CBD.
The neighborhoods most likely to benefit include Woolloongabba, Dutton Park, and the Boggo Road area for Cross River Rail stations, CBD and South Brisbane fringe areas for Queen's Wharf, and corridors along Brisbane Metro routes for improved transit access.
Investors might realistically expect rent increases of 5 to 10% above trend growth in directly affected precincts once these projects are fully operational, though timing varies and some benefits are already being priced in.
You'll find our latest property market analysis about Brisbane here.
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What property type should I buy for renting in Brisbane as of 2026?
Between studios and larger units in Brisbane, which performs best in 2026?
As of early 2026, one and two bedroom units generally outperform studios in Brisbane when considering both rental yield and occupancy rates, offering the best balance of tenant demand and price per square meter.
Studios in Brisbane might achieve gross yields around 4 to 4.5% (roughly AUD $300 to $400 weekly rent, or USD $190 to $255, EUR 175 to 235), while one to two bedroom units typically yield 3.5 to 4% (AUD $450 to $650 weekly, or USD $285 to $410, EUR 265 to 380) but with deeper tenant pools.
The main factor explaining this difference is that Brisbane's rental market is dominated by young professionals and small families who prefer having at least one separate bedroom, making studios a more niche product with limited resale appeal.
However, studios can be the better choice if you are targeting student tenants near universities like St Lucia or want to maximize yield per dollar invested in a tight inner-city location where every square meter counts.
What property types are in most demand in Brisbane as of 2026?
As of early 2026, the most in-demand property type in Brisbane is the three to four bedroom house in school-catchment and commute-friendly suburbs, driven by families competing for limited rental stock.
The top three property types ranked by tenant demand in Brisbane are family houses with three or more bedrooms, two bedroom units in inner and middle ring suburbs, and townhouses that offer a compromise between space and affordability.
The primary trend driving this demand pattern is affordability pressure, which is pushing households to either trade space for location (choosing units closer to the city) or trade location for space (moving to outer suburbs for houses).
Large luxury apartments and premium penthouses are currently underperforming in tenant demand and will likely remain so, as most Brisbane renters prioritize practical features and value over high-end finishes they cannot afford.
What unit size has the best yield per m² in Brisbane as of 2026?
As of early 2026, units in the 50 to 75 square meter range typically deliver the best gross rental yield per square meter in Brisbane, corresponding to well-designed one and two bedroom apartments.
These optimal-sized Brisbane units generate roughly AUD $8 to $11 per square meter weekly (approximately USD $5 to $7, EUR 4.70 to 6.50), compared to larger apartments where per-meter returns decline as total space increases.
Smaller units below 40 square meters often struggle with tenant appeal and resale liquidity, while larger units above 100 square meters dilute yield because tenants are not willing to pay proportionally more rent for extra space they may not need.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Brisbane as of 2026?
What are typical property taxes and recurring local fees in Brisbane as of 2026?
As of early 2026, annual council rates for a typical rental apartment in Brisbane run approximately AUD $1,800 to $2,500 (roughly USD $1,140 to $1,580, EUR 1,050 to 1,460), varying based on property value and category under Brisbane City Council's rating framework.
Other recurring fees Brisbane landlords must budget for include body corporate levies if the property is strata-titled (often AUD $3,000 to $6,000 annually for apartments), and potentially Queensland land tax if total landholdings exceed the tax-free threshold.
These taxes and fees typically represent 8 to 15% of gross rental income in Brisbane, with apartments at the higher end due to strata levies and houses at the lower end where there is no body corporate.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Brisbane.
What insurance, maintenance, and annual repair costs should landlords budget in Brisbane right now?
Annual landlord insurance for a typical Brisbane rental property costs approximately AUD $800 to $1,500 (roughly USD $505 to $950, EUR 470 to 875), covering building insurance for houses and landlord-specific cover including loss of rent and liability.
The recommended maintenance and repair budget for Brisbane properties is around 1 to 2% of the property's value annually, or roughly 5 to 10% of gross rental income, with older Queensland-style homes at the higher end of this range.
The repair expense that most commonly catches Brisbane landlords off guard is storm damage to roofing, gutters, and fences, given Queensland's subtropical climate with intense summer storms and occasional cyclonic conditions.
All together, Brisbane landlords should realistically budget AUD $4,000 to $8,000 annually (approximately USD $2,530 to $5,060, EUR 2,340 to 4,680) for insurance, maintenance, and an emergency repair fund.
Which utilities do landlords typically pay, and what do they cost in Brisbane right now?
In Brisbane, landlords typically cover the fixed service charges for water while tenants pay electricity, gas, and internet, though tenants can be charged for water usage only if the property meets Queensland RTA conditions including separate metering and water-efficient fixtures.
The estimated monthly cost for landlord-paid utilities in a typical Brisbane rental is around AUD $30 to $60 (approximately USD $19 to $38, EUR 17.50 to 35) for water service charges, with the actual usage component passed to tenants where conditions allow.
What does full-service property management cost, including leasing, in Brisbane as of 2026?
As of early 2026, full-service property management in Brisbane typically costs 7 to 9% of collected rent plus GST monthly (roughly AUD $200 to $300 per month, or USD $125 to $190, EUR 115 to 175 for a median-rent property), covering rent collection, maintenance coordination, and tenant communications.
The typical leasing or tenant-placement fee charged on top of ongoing management in Brisbane is around one week's rent plus GST (approximately AUD $650 to $700, or USD $410 to $440, EUR 380 to 410 for a median property), charged each time a new tenant is placed.
What's a realistic vacancy buffer in Brisbane as of 2026?
As of early 2026, Brisbane landlords should set aside approximately 3 to 5% of annual rental income as a vacancy buffer, accounting for turnover periods, cleaning, and minor repairs between tenancies even in a tight market.
In practical terms, this translates to roughly one to three vacant weeks per year for most Brisbane properties, though landlords with long-term family tenants may experience less and those in student-heavy areas may experience more.
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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 Home Value Index | Cotality (formerly CoreLogic) is one of Australia's most widely cited, methodology-driven housing data providers. | We used it for Brisbane's median dwelling value at the end of 2025, which serves as our price baseline for calculating gross yields. We also referenced their national rental and yield commentary. |
| Domain Rental Report | Domain Research is a long-running, heavily cited national series with transparent median calculations and clear definitions. | We used it for Brisbane's median weekly rents for houses and units, plus the vacancy rate in the December 2025 quarter. We treat this as the most recent snapshot available. |
| ABS Greater Brisbane Census | The Australian Bureau of Statistics is Australia's official statistics agency and the Census is the benchmark for housing structure data. | We used it to estimate Brisbane's property type mix so our blended yield calculations reflect actual dwelling shares. We weighted rent assumptions across houses, townhouses, and apartments accordingly. |
| ABS Brisbane LGA Census | This is the same official ABS Census data, sliced specifically to the Brisbane Local Government Area for inner-city analysis. | We used it to verify that Brisbane's inner LGA has a higher apartment share than Greater Brisbane. We reference this when explaining why yields differ by neighborhood ring. |
| Queensland RTA | The Residential Tenancies Authority is the official regulator for Queensland tenancies and sets the rules landlords must follow. | We used it to clarify who pays water in Brisbane rentals and when landlords can charge tenants for usage. We translated these rules into practical net yield impacts. |
| Queensland Revenue Office | QRO is the official source for Queensland land tax rules, thresholds, and exemptions. | We used it to explain when land tax applies to Brisbane investment property. We treat land tax as a conditional yield reduction depending on the investor's total Queensland landholdings. |
| Brisbane City Council Budget | Council budgets are the primary, legally adopted source for local rates and charges in Brisbane. | We used it to anchor recurring costs like council rates and avoid making up fee assumptions. We use it as the backbone for our net yield cost calculations. |
| Cross River Rail | This is the official Queensland Government delivery authority site for Brisbane's largest rail capacity project. | We used it to identify which precincts are directly affected by new stations. We reference it when discussing neighborhood rent drivers in early 2026. |
| Brisbane Metro | This is the official Brisbane City Council project page for the Metro high-capacity transit network. | We used it to ground infrastructure claims in verifiable project information. We point to corridors likely to see stronger renter demand where access improves. |
| Queen's Wharf Brisbane | This is the Queensland Government's official project page for a major CBD development with tourism and employment impacts. | We used it to support claims that the CBD and South Bank fringe have ongoing jobs and amenity uplift. We treat it as a demand driver rather than a precise yield input. |
| Delivering 2032 | This is the official Queensland Government hub for 2032 Brisbane Olympics venue planning and legacy projects. | We used it to anchor Olympics-related development areas and avoid unverified rumors. We explain why some precincts may see above-trend rental demand over the next cycle. |
| SQM Research | SQM is a long-established Australian housing analytics provider widely quoted on vacancy rate methodology. | We used it as a methodology cross-check confirming Brisbane operates in tight market territory. We still rely on Domain for the explicit vacancy figure we quote. |
| CBRE Australian Residential | CBRE is a global real estate consultancy with consistent, institutional-grade research publications. | We used it to triangulate that Australia-wide vacancy is near historic lows. We reference it as additional context for why Brisbane landlords have pricing power. |
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