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 looking to rent or invest in Brisbane, understanding the current rental market is essential.
This article breaks down typical rents, top neighborhoods, tenant demand, and landlord costs in Brisbane as of the first half of 2026.
We update this blog post regularly to keep you informed with the latest data.
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 vacancy rate sits at just 1.0% as of late 2025, meaning landlords typically have strong leverage when setting rents and selecting tenants.
- A typical 1-bedroom apartment in Brisbane now rents for around A$2,350 per month, which represents a 6.6% increase compared to the same time last year.
- Inner-city Brisbane units often lease within 10 days, while overpriced or less convenient properties can sit for 18 to 25 days on the market.
- Brisbane rent growth is expected to slow to 2% to 4% in 2026, a noticeable moderation from the sharper increases seen in previous years.
- Air conditioning is considered almost essential in Brisbane due to hot summers, and properties with efficient cooling systems command noticeably higher rents.
- Young professionals in Brisbane tend to cluster in Fortitude Valley, West End, and Kangaroo Point, where walkability and nightlife take priority over extra bedrooms.
- Families renting in Brisbane often prioritize suburbs like Indooroopilly, The Gap, and Kenmore, where they can find 3 to 4 bedroom houses near quality schools.
- Landlords in Brisbane should budget around 5% to 10% of gross annual rent for routine maintenance, plus a separate buffer for unexpected big repairs.
- Furnished rentals in Brisbane attract a premium mainly in CBD and inner-city areas, where students, expats, and relocating professionals drive demand.
- Council rates in Brisbane typically cost landlords between A$1,800 and A$3,000 per year, depending on property value and rating category.
What are typical rents in Brisbane as of 2026?
What's the average monthly rent for a studio in Brisbane as of 2026?
As of early 2026, a typical studio apartment in Brisbane rents for around A$2,000 per month (approximately US$1,260 or €1,160).
However, studio rents in Brisbane can realistically range from around A$1,600 to A$2,400 per month (US$1,010 to US$1,510 or €930 to €1,390), depending on location and quality.
The main factors that cause studio rents to vary in Brisbane include proximity to the CBD, building age, whether air conditioning is included, and access to secure parking or building amenities.
What's the average monthly rent for a 1-bedroom in Brisbane as of 2026?
As of early 2026, a typical 1-bedroom apartment in Brisbane rents for around A$2,350 per month (approximately US$1,480 or €1,360).
The realistic range for 1-bedroom rents in Brisbane spans from about A$1,800 to A$2,900 per month (US$1,130 to US$1,830 or €1,040 to €1,680), depending on neighborhood and apartment features.
In Brisbane, the cheapest 1-bedroom rents are typically found in outer suburbs like Chermside or Wynnum, while premium areas like New Farm, Teneriffe, and South Brisbane command the highest prices for 1-bedroom apartments.
What's the average monthly rent for a 2-bedroom in Brisbane as of 2026?
As of early 2026, a typical 2-bedroom apartment in Brisbane rents for around A$3,070 per month (approximately US$1,930 or €1,780).
The realistic range for 2-bedroom rents in Brisbane spans from about A$2,400 to A$3,800 per month (US$1,510 to US$2,390 or €1,390 to €2,200), reflecting differences in location and apartment quality.
More affordable 2-bedroom rents in Brisbane are typically found in middle-ring suburbs like Mount Gravatt or Stafford, while the most expensive 2-bedroom apartments are concentrated in riverfront areas like Hamilton, Bulimba, and Newstead.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Brisbane.
What's the average rent per square meter in Brisbane as of 2026?
As of early 2026, the average rent per square meter for Brisbane apartments is around A$40 to A$50 per month (approximately US$25 to US$31 or €23 to €29).
Across different Brisbane neighborhoods, rent per square meter can range from roughly A$30 in outer suburbs to A$60 or more in premium inner-city locations.
Brisbane's rent per square meter is generally more affordable than Sydney or Melbourne, making it attractive for renters seeking better value while still living in a major Australian city.
Properties that push rent per square meter above average in Brisbane typically feature newer construction, river views, high-end finishes, rooftop amenities, or prime CBD-fringe locations with walkable lifestyle options.
How much have rents changed year-over-year in Brisbane in 2026?
As of early 2026, Brisbane rents have increased by approximately 6% to 7% compared to the same time last year.
The main factors driving rent increases in Brisbane include persistently low vacancy rates around 1%, continued population growth from interstate migration, and limited new rental supply coming to market.
This year's rent growth in Brisbane represents a slight moderation from the even sharper increases seen during 2023 and 2024, when annual rent growth exceeded 10% in some periods.
What's the outlook for rent growth in Brisbane in 2026?
As of early 2026, Brisbane rent growth is projected to moderate to around 2% to 4% over the coming year, according to industry forecasters.
Key factors likely to influence Brisbane rent growth in 2026 include the pace of new apartment completions, whether interstate migration continues at current levels, and broader economic conditions affecting household budgets.
Neighborhoods in Brisbane expected to see the strongest rent growth include inner-city and university-adjacent areas where vacancy remains tightest, such as South Brisbane, Kelvin Grove, and St Lucia.
Risks that could cause Brisbane rent growth to differ from projections include a potential surge in new housing supply, an economic slowdown reducing household formation, or unexpected changes to migration patterns.
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 rent best in Brisbane as of 2026?
Which neighborhoods have the highest rents in Brisbane as of 2026?
As of early 2026, the Brisbane neighborhoods with the highest average rents are New Farm and Teneriffe, Hamilton and Ascot, and Bulimba and Hawthorne, where premium units often exceed A$3,500 per month (US$2,200 or €2,030).
These Brisbane neighborhoods command premium rents because they combine river access, proximity to the CBD, established lifestyle amenities, and high-quality apartment stock that attracts discerning tenants.
The typical tenant profile in these high-rent Brisbane neighborhoods includes senior professionals, executives, and couples without children who prioritize location, quality, and convenience over affordability.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Brisbane.
Where do young professionals prefer to rent in Brisbane right now?
The top three Brisbane neighborhoods where young professionals prefer to rent are Fortitude Valley and Newstead, West End and South Brisbane, and Kangaroo Point.
Young professionals renting in these Brisbane neighborhoods typically pay between A$2,200 and A$3,200 per month (US$1,390 to US$2,010 or €1,280 to €1,860) for a 1 to 2 bedroom apartment.
The specific amenities attracting young professionals to these Brisbane neighborhoods include walkable access to cafes, bars, and nightlife, short commute distances to the CBD, co-working spaces, and modern apartment buildings with gym facilities.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Brisbane.
Where do families prefer to rent in Brisbane right now?
The top three Brisbane neighborhoods where families prefer to rent are The Gap, Indooroopilly and Chapel Hill, and Carindale.
Families renting 2 to 3 bedroom houses in these Brisbane suburbs typically pay between A$3,200 and A$4,500 per month (US$2,010 to US$2,840 or €1,860 to €2,610).
The specific features attracting families to these Brisbane neighborhoods include larger detached homes with backyards, quiet residential streets, proximity to quality schools, and access to parks and family-friendly amenities.
Top-rated schools near these family-friendly Brisbane suburbs include Indooroopilly State High School, The Gap State High School, and various well-regarded primary schools that drive strong demand from families prioritizing education.
Which areas near transit or universities rent faster in Brisbane in 2026?
As of early 2026, the top three Brisbane areas near transit or universities that rent fastest are St Lucia and Toowong near the University of Queensland, Kelvin Grove and Spring Hill near QUT, and South Brisbane along the busway corridor.
Properties in these high-demand Brisbane areas typically stay listed for fewer than 10 days, compared to 18 to 25 days for less convenient or overpriced listings elsewhere.
The typical rent premium for Brisbane properties within walking distance of transit or universities is around A$150 to A$300 per month (US$95 to US$190 or €85 to €175) compared to similar properties further from these amenities.
Which neighborhoods are most popular with expats in Brisbane right now?
The top three Brisbane neighborhoods most popular with expats are West End and South Brisbane, New Farm and Newstead, and Kangaroo Point.
Expats renting in these Brisbane neighborhoods typically pay between A$2,400 and A$3,600 per month (US$1,510 to US$2,270 or €1,390 to €2,090) for a furnished or unfurnished apartment.
The specific features attracting expats to these Brisbane neighborhoods include short commutes to the CBD, availability of furnished options, walkable lifestyle amenities, and vibrant social scenes that help newcomers settle in quickly.
The expat communities most represented in these Brisbane neighborhoods include British, American, European, and Asian professionals, often working in corporate, technology, or healthcare sectors.
And if you are also an expat, you may want to read our exhaustive guide for expats in Brisbane.
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Who rents, and what do tenants want in Brisbane right now?
What tenant profiles dominate rentals in Brisbane?
The top three tenant profiles dominating the Brisbane rental market are young professionals seeking inner-city units, families looking for houses in middle-ring suburbs, and students renting near universities.
In Brisbane, young professionals represent roughly 35% to 40% of the rental market, families account for around 30% to 35%, and students and new arrivals make up the remaining 25% to 30%.
Young professionals in Brisbane typically seek 1 to 2 bedroom apartments, families look for 3 to 4 bedroom houses, and students often rent studio apartments or rooms in share houses near campus.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Brisbane.
Do tenants prefer furnished or unfurnished in Brisbane?
In Brisbane, approximately 75% to 80% of long-term tenants prefer unfurnished rentals, while 20% to 25% actively seek furnished options, primarily in inner-city and university areas.
The typical rent premium for furnished apartments in Brisbane is around A$200 to A$400 per month (US$125 to US$250 or €115 to €230) compared to equivalent unfurnished properties.
Tenant profiles that tend to prefer furnished rentals in Brisbane include students, expats, corporate relocations, and anyone moving to the city for short to medium-term assignments who need immediate move-in convenience.
Which amenities increase rent the most in Brisbane?
The top five amenities that increase rent the most in Brisbane are air conditioning, secure parking, pet-friendly policies, outdoor space such as a balcony or courtyard, and in-unit laundry facilities.
In Brisbane, efficient air conditioning can add A$100 to A$200 per month (US$63 to US$126 or €58 to €116), secure parking adds A$150 to A$250 per month (US$95 to US$157 or €87 to €145), and pet-friendly properties can command A$50 to A$150 per month (US$31 to US$95 or €29 to €87) more than comparable non-pet-friendly options.
In our property pack covering the real estate market in Brisbane, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Brisbane?
The top five renovations with the best return on investment for Brisbane rental properties are efficient air conditioning replacement, low-maintenance flooring upgrades, kitchen refreshes including hardware and lighting, bathroom updates such as shower screens and ventilation, and ceiling fan installation.
In Brisbane, an air conditioning upgrade costing A$2,000 to A$4,000 (US$1,260 to US$2,520 or €1,160 to €2,320) can support a rent increase of A$100 to A$200 per month, while a kitchen refresh costing A$3,000 to A$6,000 (US$1,890 to US$3,780 or €1,740 to €3,480) can add A$50 to A$150 per month.
Renovations that tend to have poor ROI for Brisbane landlords include luxury finishes that exceed the neighborhood standard, swimming pool installations that add maintenance costs, and major structural changes that don't align with typical tenant expectations in the area.
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 strong is rental demand in Brisbane as of 2026?
What's the vacancy rate for rentals in Brisbane as of 2026?
As of early 2026, the vacancy rate for rental properties in Brisbane sits at approximately 1.0%, with around 3,645 properties vacant across the city, which indicates a very tight rental market.
Across different Brisbane neighborhoods, vacancy rates range from as low as 0.5% in high-demand inner-city areas to around 1.5% in some outer suburbs with more available stock.
Brisbane's current 1.0% vacancy rate is well below the 3% level generally considered a balanced market, and it remains tighter than the historical average, giving landlords continued pricing power.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Brisbane.
How many days do rentals stay listed in Brisbane as of 2026?
As of early 2026, the average rental property in Brisbane stays listed for approximately 10 to 18 days before being leased.
Days on market in Brisbane range from fewer than 10 days for well-priced inner-city 1 to 2 bedroom units, to around 18 to 25 days for overpriced listings or less convenient locations in outer suburbs.
Brisbane's current days-on-market figures are similar to or slightly faster than one year ago, reflecting the persistence of tight vacancy conditions and strong tenant demand throughout 2025.
Which months have peak tenant demand in Brisbane?
The peak months for tenant demand in Brisbane are January and February, driven by new job starts and university intake, followed by a secondary peak in July and August during mid-year moves.
The specific factors driving seasonal demand patterns in Brisbane include the academic calendar bringing students in January and July, corporate hiring cycles concentrated at the start of the calendar and financial years, and families relocating during school holiday periods.
The months with the lowest tenant demand in Brisbane are typically April and May, along with September and October, when fewer lease cycles align and holiday periods reduce relocation activity.
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What will my monthly costs be in Brisbane as of 2026?
What property taxes should landlords expect in Brisbane as of 2026?
As of early 2026, Brisbane landlords should expect to pay around A$1,800 to A$3,000 per year in council rates (approximately US$1,130 to US$1,890 or €1,040 to €1,740), which translates to roughly A$150 to A$250 per month.
The realistic range of annual property taxes in Brisbane spans from around A$1,500 for lower-value properties to A$4,500 or more for premium homes (US$945 to US$2,840 or €870 to €2,610), depending on the property's unimproved land value.
Brisbane council rates are calculated based on the property's land valuation and rating category, with Brisbane City Council setting the rate that applies to your specific property type and location.
Please note that, in our property pack covering the real estate market in Brisbane, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Brisbane right now?
A realistic annual maintenance budget for a typical rental property in Brisbane is around A$1,400 to A$2,800 (approximately US$880 to US$1,760 or €810 to €1,620), based on a property renting for around A$2,350 per month.
The realistic range of annual maintenance costs in Brisbane spans from A$1,000 for newer properties in good condition to A$4,000 or more (US$630 to US$2,520 or €580 to €2,320) for older homes requiring more frequent repairs.
Most Brisbane landlords set aside around 5% to 10% of gross annual rental income for routine maintenance, plus a separate emergency buffer for unexpected items like hot water systems or air conditioning failures.
How much does landlord insurance cost in Brisbane as of 2026?
As of early 2026, landlord insurance in Brisbane typically costs around A$600 to A$1,300 per year for units (approximately US$380 to US$820 or €350 to €750) and A$1,800 to A$3,000 per year for houses (US$1,130 to US$1,890 or €1,040 to €1,740).
The realistic range of landlord insurance costs in Brisbane spans from around A$500 for basic cover on a low-risk unit to A$3,500 or more (US$315 to US$2,200 or €290 to €2,030) for comprehensive cover on a high-value house in a flood-prone area.
Factors that determine Brisbane landlord insurance costs include the property type, location risk such as flood or storm exposure, building value, excess chosen, and whether coverage includes loss of rent and malicious damage by tenants.
What utilities do landlords often pay in Brisbane right now?
The utilities Brisbane landlords most commonly pay are council rates and water service charges, while tenants typically pay for electricity, gas if applicable, and internet.
Brisbane landlords should budget around A$80 to A$150 per month (US$50 to US$95 or €46 to €87) for water service charges, with council rates adding another A$150 to A$250 per month as outlined earlier.
The common practice in Brisbane is for landlords to pay fixed water charges, while tenants can be charged for water usage if the property is individually metered and meets certain efficiency requirements under Queensland tenancy laws.
How is rental income taxed in Brisbane as of 2026?
As of early 2026, rental income in Brisbane is taxed as part of your overall taxable income under Australian income tax rules, with marginal rates ranging from 19% to 45% depending on your total income.
The main deductions Brisbane landlords can claim against rental income include mortgage interest, property management fees, landlord insurance, council rates, repairs and maintenance, and depreciation on fixtures and fittings.
A common tax mistake Brisbane landlords make is confusing repairs, which are immediately deductible, with capital improvements, which must be depreciated over time, leading to incorrect claims that can attract ATO scrutiny.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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 |
|---|---|---|
| SQM Research Weekly Rents Index | SQM is a long-running Australian property research house that publishes transparent, repeatable time-series indices. | We used it for Brisbane's latest citywide weekly rents for houses, units, and combined, along with the 12-month percentage change as of late December 2025. We then converted weekly to monthly and used those figures as our January 2026 baseline. |
| SQM Research National Vacancy Rates | It's SQM's official monthly vacancy publication with a clearly described methodology and city-by-city results. | We used it for Brisbane's latest vacancy rate of 1.0% in November 2025 and the associated market tightness interpretation. We also used SQM's published 2026 rent-growth forecast range as the backbone for our outlook section. |
| SQM Research Brisbane Weekly Rents | It's the underlying SQM page that hosts Brisbane's weekly rent series by their published methodology. | We used it as a cross-check that the Brisbane weekly rent series we quote matches SQM's Brisbane time series. We referenced it for context on how SQM structures Brisbane rental metrics. |
| realestate.com.au Market Insights | It's one of Australia's largest listing platforms and publishes rolling medians based on large listing samples. | We used it to anchor bedroom-level medians for 1-bed and 2-bed units where official sources don't publish that cut. We then scaled those CBD medians down to Greater Brisbane typical using the SQM Brisbane citywide median unit rent as a calibration step. |
| Domain Rental Report | Domain's research team is widely cited and their rental report is a consistent, method-based publication. | We used it to validate the broader national pattern that rent growth has moderated from earlier peaks while rent levels remain high. We use it as narrative triangulation alongside SQM numbers to keep the story consistent. |
| Australian Bureau of Statistics CPI | ABS is Australia's official statistics agency and CPI is the standard inflation benchmark. | We used it to explain the difference between advertised rents (asking) and rents paid captured in CPI-style measures. We also use it to keep our rent-growth discussion grounded in official inflation context. |
| Housing Data Government Portal | It's an official Australian government housing data portal that clearly explains ABS rent CPI concepts. | We used it to clarify that CPI rents track actual rents paid, which are often slower-moving, rather than new-lease asking rents. We use that distinction when we discuss why different rent-growth sources won't match perfectly. |
| Queensland Revenue Office Land Tax | It's the Queensland Government's official guidance on land tax rules and thresholds. | We used it to describe which landlords are likely to pay land tax and how it's calculated based on taxable land value. We then translate that into a practical monthly set-aside estimate for budgeting. |
| Australian Taxation Office Rental Properties | The ATO is the official authority for Australian tax rules and landlord deductions. | We used it to outline how rental income is taxed and what costs are typically deductible, including interest, agent fees, repairs, and depreciation rules. We also used it to support the renovation ROI section by focusing on what's deductible versus capital works. |
| Queensland RTA Water Charging | The RTA is the Queensland rental regulator and sets the practical rules tenants and landlords must follow. | We used it to state when landlords can pass water usage to tenants and what landlords usually still pay. We then include that in the monthly costs section as a common Brisbane budgeting line item. |
| Brisbane City Council Budget | It's the official council source for rates and budget context in Brisbane. | We used it to frame council rates as a real, recurring landlord cost in Brisbane, even though the exact bill varies by property value and rating category. We then convert that into a realistic monthly allowance range. |
| Canstar Landlord Insurance | Canstar is a major Australian comparison and research brand with a documented research process. | We used it as a benchmark for the order of magnitude of landlord insurance costs and the drivers including location risk, building type, excess, and add-ons. We then cross-check that magnitude against insurer-published averages. |
| RentCover Insurance | RentCover is a specialist landlord insurer and publishes concrete average premium examples for its own products. | We used its published average premium examples as a real-world anchor for what policies can cost at the low-to-mid end. We then adjust upward for Brisbane house versus unit risk and for general premium inflation since 2024. |
| REIQ Market Commentary | REIQ represents Queensland real estate professionals and publishes recurring vacancy commentary used by media and policymakers. | We used it to triangulate the tight market story against SQM's vacancy number. We also use it to support the tenant-demand seasonality narrative with tight conditions persisting. |
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