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 has quietly become one of Australia's most dynamic property markets, with dwelling values rising 14.5% in 2025 alone and the city now holding the second-highest median prices in the country.
For foreign buyers, the landscape shifted dramatically in April 2025 when a two-year ban on purchasing established dwellings came into effect, meaning new apartments, off-the-plan stock, and vacant land are now your primary pathways into this market.
This guide breaks down Brisbane's real estate scene by neighborhood, giving you actual data on yields, prices, and risks so you can make decisions based on evidence rather than hype.
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.
Note: we constantly update this blog post to reflect the latest market data and regulatory changes.
What's the Current Real Estate Market Situation by Area in Brisbane?
Which areas in Brisbane have the highest property prices per square meter in 2026?
As of early 2026, the three Brisbane neighborhoods with the highest property prices per square meter are Teneriffe and New Farm (inner north riverside), Bulimba and Hawthorne (inner east), and Ascot and Hamilton (inner northeast), where premium properties routinely sell at rates that significantly outpace the citywide median.
In these most expensive Brisbane pockets, premium apartments typically range from A$10,500 to A$15,000 per square meter, while the implied land value for houses often sits between A$3,500 and A$6,000 per square meter depending on river proximity and flood mapping.
Each of these high-price Brisbane areas commands top dollar for distinct reasons:
- Teneriffe and New Farm: River walkability combined with extreme scarcity of freestanding homes and heritage conversions.
- Bulimba and Hawthorne: Strong owner-occupier demand driven by Oxford Street's cafe strip and ferry access.
- Ascot and Hamilton: Prestige housing stock with proximity to major employment nodes and Brisbane Airport.
- Paddington and Red Hill: Character Queenslander homes on constrained hillside lots just minutes from the CBD.
Which areas in Brisbane have the most affordable property prices in 2026?
As of early 2026, Brisbane's most affordable property prices per square meter are found in suburbs like Inala and Durack (southwest), Zillmere (north), Acacia Ridge (south), and Darra and Wacol (western corridor), where entry prices sit well below the citywide median.
In these more affordable Brisbane neighborhoods, apartments typically range from A$5,500 to A$8,000 per square meter, while house land values often fall between A$900 and A$1,800 per square meter, making them accessible for investors seeking higher yields.
The trade-offs in these lower-priced Brisbane areas vary by location: Inala offers good transport links but has pockets with higher crime statistics; Zillmere is improving with gentrification but remains car-dependent in parts; Acacia Ridge sits near industrial zones that affect desirability; and Darra provides value but is further from CBD amenities.
You can also read our latest analysis regarding housing prices in Brisbane.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Australia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which Areas in Brisbane Offer the Best Rental Yields?
Which neighborhoods in Brisbane have the highest gross rental yields in 2026?
As of early 2026, the Brisbane neighborhoods delivering the highest gross rental yields include Brisbane City and Spring Hill (CBD core), South Brisbane and West End (inner south), Woolloongabba and Kangaroo Point (southeast fringe), and Kelvin Grove and Herston (university and hospital belt), with well-bought units in these areas achieving 4.5% to 6% gross yields.
Across Brisbane as a whole, gross rental yields average around 3.4% for houses and approximately 4% to 5% for units, reflecting the typical pattern where apartments outperform on yield due to their lower entry prices relative to rental income.
Each of Brisbane's top-yielding neighborhoods delivers stronger returns for specific reasons:
- Brisbane City and Spring Hill: Dense CBD worker and student population with minimal vacancies under 1%.
- South Brisbane and West End: Hospital, university, and South Bank proximity creates consistent tenant demand.
- Woolloongabba and Kangaroo Point: Cross River Rail station arrival will further boost renter appeal.
- Kelvin Grove and Herston: QUT campus and Royal Brisbane Hospital anchor stable weekday tenant pools.
Finally, please note that we cover the rental yields in Brisbane here.
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Which Areas in Brisbane Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Brisbane perform best on Airbnb in 2026?
As of early 2026, the Brisbane neighborhoods with the strongest Airbnb performance are South Brisbane and South Bank (visitor hub), Brisbane City and Spring Hill (business travel), Fortitude Valley (entertainment district), and Kangaroo Point (city views), where occupancy rates for well-managed properties reach 65% to 81% with average daily rates around A$180 to A$270.
In these top-performing Brisbane Airbnb neighborhoods, well-managed two-bedroom units typically generate A$50,000 to A$75,000 in annual revenue, representing 30% to 50% higher returns than traditional long-term leasing in the same areas.
Each of these Brisbane neighborhoods outperforms for short-term rentals due to distinct demand drivers:
- South Brisbane and South Bank: Walking distance to cultural precinct, restaurants, and convention center.
- Brisbane City and Spring Hill: Business travelers and corporate stays drive midweek demand consistently.
- Fortitude Valley: Nightlife and events attract weekend visitors seeking entertainment proximity.
- Kangaroo Point: River and city views command premium nightly rates from leisure travelers.
- New Farm and Teneriffe: Higher average daily rates attract quality-focused guests willing to pay more.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Brisbane.
Which tourist areas in Brisbane are becoming oversaturated with short-term rentals?
The Brisbane areas showing signs of short-term rental oversaturation are Brisbane City CBD (postcode 4000), Fortitude Valley (4006), and parts of South Brisbane and West End (4101), where high listing density means new properties compete directly against thousands of similar alternatives.
In these oversaturated Brisbane areas, listing density is significant: Brisbane City has over 12,800 active listings across Greater Brisbane, and the inner-city postcodes account for a disproportionate share, with many buildings having dozens of competing Airbnb units in the same complex.
The clearest sign of oversaturation in these Brisbane neighborhoods is not occupancy rates alone but the prevalence of "professional hosts" managing multiple listings, which indicates commercialization has matured and newcomers must compete on price or quality rather than scarcity.
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 Areas in Brisbane Are Best for Long-Term Rentals?
Which neighborhoods in Brisbane have the strongest demand for long-term tenants?
Brisbane's strongest long-term rental demand in early 2026 is concentrated in St Lucia (University of Queensland catchment), Toowong and Indooroopilly (transport and retail hub), Herston and Kelvin Grove (hospital and QUT corridor), and Woolloongabba and Dutton Park (emerging Cross River Rail precinct).
In these high-demand Brisbane rental neighborhoods, vacancy rates typically sit below 1%, meaning properties are often leased within days of listing and landlords rarely experience extended void periods.
The tenant profiles driving demand differ across Brisbane's strongest rental markets:
- St Lucia: University students and academic staff seeking proximity to UQ's main campus.
- Toowong and Indooroopilly: Young professionals and families attracted to village amenity and train access.
- Herston and Kelvin Grove: Medical workers and QUT students needing short commutes to hospitals.
- Woolloongabba and Dutton Park: CBD workers and hospital staff drawn by future Cross River Rail connectivity.
- Chermside: Retail and healthcare workers employed at Westfield and the Prince Charles Hospital.
The key amenity making these Brisbane neighborhoods attractive to long-term tenants is high-frequency public transport access, whether rail, busway, or Metro corridors, combined with walkable retail strips and proximity to major employers like hospitals and universities.
Finally, please note that we provide a very granular rental analysis in our property pack about Brisbane.
What are the average long-term monthly rents by neighborhood in Brisbane in 2026?
As of early 2026, average long-term monthly rents in Brisbane vary significantly by neighborhood, from around A$2,000 in outer suburbs to over A$4,500 in premium inner-city locations, reflecting the wide range of housing quality and location premiums across the city.
In Brisbane's more affordable outer neighborhoods like Darra, Inala, and Zillmere, entry-level two-bedroom apartments typically rent for A$2,000 to A$2,800 per month, while three-bedroom houses range from A$2,800 to A$4,000.
In Brisbane's mid-range suburbs such as Chermside, Carina, and Toowong, two-bedroom units command A$2,400 to A$3,300 per month, while family houses generally range from A$3,200 to A$4,500 per month depending on condition and proximity to amenities.
In Brisbane's premium inner neighborhoods like New Farm, Teneriffe, and Newstead, one-bedroom apartments rent for A$2,500 to A$3,400 per month, while two-bedroom units in these areas often exceed A$3,400 to A$4,800 monthly, reflecting their riverfront lifestyle appeal.
You may want to check our latest analysis about the rents in Brisbane here.
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Which Are the Up-and-Coming Areas to Invest in Brisbane?
Which neighborhoods in Brisbane are gentrifying and attracting new investors in 2026?
As of early 2026, the Brisbane neighborhoods showing clear gentrification signals and attracting investor attention include Woolloongabba (Cross River Rail precinct), Stones Corner and Greenslopes (inner south revival), Annerley and Fairfield (hospital corridor spillover), and Geebung and Northgate (north-side value plays).
These gentrifying Brisbane neighborhoods have experienced annual price appreciation of 8% to 15% recently, with unit markets in areas like Nundah recording 22.8% growth in 2025 alone, signaling that transformation is well underway rather than speculative.
Which areas in Brisbane have major infrastructure projects planned that will boost prices?
The Brisbane areas positioned to benefit most from major infrastructure projects are the Cross River Rail station precincts at Woolloongabba, Boggo Road, Albert Street, and Roma Street, plus the Brisbane Metro corridors connecting Eight Mile Plains to Roma Street and RBWH to University of Queensland.
The specific infrastructure driving these Brisbane areas includes Cross River Rail with its four new underground stations and services expected to commence by 2029, Brisbane Metro with high-frequency electric bus rapid transit, and the 2032 Olympics precinct developments concentrated around Woolloongabba and Albion.
Historically in Brisbane, suburbs near completed major transport infrastructure have seen price increases of 10% to 20% in the years following project completion, with the "pricing in" effect often beginning several years before opening as buyer anticipation builds.
You'll find our latest property market analysis about Brisbane here.
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.
Which Areas in Brisbane Should I Avoid as a Property Investor?
Which neighborhoods in Brisbane with lots of problems I should avoid and why?
Brisbane neighborhoods requiring extra caution from investors include flood-prone river and creek flats (parts of Rocklea, Oxley, Fairfield, Graceville, Chelmer, Yeronga, and sections of West End), oversupplied inner-city high-rise pockets, and specific micro-locations with elevated crime patterns.
Each of these Brisbane problem areas presents distinct risks:
- Rocklea and Oxley: Severe flood exposure with some streets repeatedly inundated in 2011 and 2022 events.
- Fairfield and Graceville: River proximity means insurance premiums can exceed A$10,000 annually for affected properties.
- CBD and Fortitude Valley high-rise: Oversupply of generic one-bedroom investor stock creates resale competition.
- Specific outer pockets: Crime clusters around certain shopping strips and transport nodes require QPS map checks.
For any of these Brisbane areas to become viable investment options, you would need either significant flood mitigation infrastructure investment, demonstrated reduction in crime incident patterns over multiple years, or purchase prices discounted enough to compensate for the elevated risks and insurance costs.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Brisbane.
Which areas in Brisbane have stagnant or declining property prices as of 2026?
As of early 2026, Brisbane as a whole is not characterized as a declining market, with the city recording 14.5% dwelling value growth in 2025, but specific property types and micro-locations have shown relative stagnation compared to the broader market momentum.
The areas of Brisbane experiencing relative underperformance are typically not suburb-wide but rather property-type specific: small generic one-bedroom apartments in heavily supplied inner-city towers, and homes with unpriced flood risk that buyers are increasingly factoring into offers.
The underlying causes of relative stagnation in these Brisbane segments differ:
- Generic inner-city one-bedrooms: Oversupply from investor-focused developments creates constant resale competition.
- Flood-affected streets: Updated 2025 flood mapping added 10,000+ properties to risk categories, affecting values.
- High body corporate buildings: Levies exceeding A$8,000 annually erode net yields and buyer appeal.
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Which Areas in Brisbane Have the Best Long-Term Appreciation Potential?
Which areas in Brisbane have historically appreciated the most recently?
The Brisbane areas that have historically appreciated the most over the past five to ten years include inner and middle-ring lifestyle suburbs with character housing stock, plus unit markets in transport-accessible locations that have benefited from interstate migration and affordability pressure.
Recent Brisbane appreciation has been substantial across these top performers:
- Scarborough: Unit values grew 29.1% in the past year with 88.8% growth over five years.
- Moorooka: Unit market recorded 27% annual growth, benefiting from relative affordability.
- Nundah: Unit values jumped 22.8% in 2025 driven by gentrification and train access.
- Outer growth corridors: Logan suburbs like Loganlea recorded over 40% growth, though from lower bases.
The main driver behind above-average appreciation in these Brisbane areas has been the combination of scarcity (limited land for new supply in established suburbs), improved transport connectivity, and strong population growth that has pushed demand into previously overlooked neighborhoods.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Brisbane.
Which neighborhoods in Brisbane are expected to see price growth in coming years?
The Brisbane neighborhoods expected to see the strongest price growth in coming years include Woolloongabba and Dutton Park (Cross River Rail and Olympics), Kelvin Grove and Herston (health and education expansion), Toowong and St Lucia (established demand with constrained supply), and Northgate and Nundah (north-side value with improving connectivity).
Projected annual price growth for these high-potential Brisbane neighborhoods:
- Woolloongabba and Dutton Park: 5% to 8% annually as Cross River Rail completion approaches and Olympics momentum builds.
- Kelvin Grove and Herston: 4% to 6% annually supported by hospital precinct expansion and Metro access.
- Toowong and St Lucia: 4% to 5% annually driven by university demand and lifestyle appeal.
- Northgate and Nundah: 5% to 7% annually as gentrification continues and relative value attracts buyers priced out of inner north.
The single most important catalyst expected to drive future price growth in these Brisbane neighborhoods is the completion of Cross River Rail by 2029, which will fundamentally reshape commuting patterns and make previously secondary locations suddenly accessible to the CBD within minutes.
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 Do Locals and Expats Really Think About Different Areas in Brisbane?
Which areas in Brisbane do local residents consider the most desirable to live?
The Brisbane areas that local residents consider most desirable to live are New Farm and Teneriffe (inner north riverside), Ascot and Hamilton (prestige northeast), Bulimba and Hawthorne (family-friendly inner east), and Paddington and Red Hill (character homes near the CBD).
Each of these Brisbane neighborhoods appeals to locals for specific qualities:
- New Farm and Teneriffe: Walkable lifestyle with James Street dining, river access, and heritage conversions.
- Ascot and Hamilton: Prestigious address with quality schools, racing carnivals, and established gardens.
- Bulimba and Hawthorne: Village atmosphere with Oxford Street cafes, ferry access, and family-sized homes.
- Paddington and Red Hill: Queenslander character homes with city views and proximity to Suncorp Stadium precinct.
The resident demographic in these locally-preferred Brisbane areas typically includes established professionals, families with school-age children, and long-term Brisbane residents who prioritize lifestyle amenity over investment yield.
Local preferences in Brisbane generally align with what foreign investors target for premium rentals, though locals often prioritize houses for owner-occupation while investors frequently focus on units for yield, creating somewhat different demand pressures in overlapping suburbs.
Which neighborhoods in Brisbane have the best reputation among expat communities?
The Brisbane neighborhoods with the best reputation among expat communities are Newstead and Teneriffe (modern apartments with lifestyle), New Farm (walkability and cafe culture), South Brisbane and West End (inner-city convenience), and CBD and Spring Hill (proximity to work).
Expats prefer these Brisbane neighborhoods over others for practical reasons:
- Newstead and Teneriffe: New apartment stock with modern amenities and river walkways appeals to relocating professionals.
- New Farm: Established dining scene and walkable errands suit those without Australian driver's licenses initially.
- South Brisbane and West End: Public transport access and cultural precinct proximity reduce car dependency.
- CBD and Spring Hill: Walk-to-work convenience for those prioritizing commute time above all else.
The typical expat profile in these popular Brisbane neighborhoods includes corporate transferees on temporary visas, international students transitioning to professional work, and young professionals from Sydney or Melbourne seeking Brisbane's relative affordability.
Which areas in Brisbane do locals say are overhyped by foreign buyers?
The Brisbane areas that locals commonly consider overhyped by foreign buyers are CBD-adjacent high-rise developments with abundant near-identical stock, riverfront addresses where flood risk may not be fully priced, and generic new apartment projects marketed primarily offshore.
Locals believe these Brisbane areas are overvalued for specific reasons:
- CBD high-rise towers: Resale is supply-driven because you compete against hundreds of similar units.
- River-adjacent postcodes: The flood map matters more than the headline "riverfront" address suggests.
- Off-the-plan developments: Marketing renders often oversell lifestyle compared to delivered product.
Foreign buyers typically see in these Brisbane areas what locals do not value as highly: the prestige of a CBD address, river views that look appealing in marketing materials, and new construction that feels safer than older Australian housing stock they are unfamiliar with.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Brisbane.
Which areas in Brisbane are considered boring or undesirable by residents?
The Brisbane areas that residents commonly consider boring or undesirable include car-dependent outer suburbs far from quality retail and dining, industrial-adjacent pockets without clear gentrification trajectories, and master-planned estates that lack the organic character of established neighborhoods.
Residents find these Brisbane areas less appealing for practical reasons:
- Far outer suburbs: Long commutes and limited walkable amenity make daily life car-dependent and isolating.
- Industrial-adjacent pockets: Truck traffic, noise, and limited street appeal reduce residential enjoyment.
- Generic new estates: Uniform housing and young tree plantings lack the character of established leafy suburbs.
- Areas with weak retail strips: No local cafe culture means residents drive elsewhere for social activity.
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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 |
|---|---|---|
| Reserve Bank of Australia | Official source for Australia's policy rate that drives mortgage pricing. | We use it to anchor cost of debt assumptions. We reference it when explaining financing and opportunity cost. |
| Foreign Investment in Australia (Treasury/FIRB) | Official guidance for foreign buyer rules in Australia. | We use it to set the rules for foreign individuals in early 2026. We treat it as the primary source on the established dwelling ban. |
| Queensland Revenue Office | Official source for Queensland stamp duty surcharges for foreign acquirers. | We use it to quantify the "foreigner tax" wedge in deal math. We incorporate it into yield and break-even estimates. |
| Brisbane City Council Flood Awareness | Official flood mapping and risk information portal for Brisbane. | We use it to flag specific flood-prone pockets street by street. We treat flood risk as a first-order avoid or discount variable. |
| SQM Research | Long-running Australian rental market tracker with transparent data. | We use it to quantify rental market tightness via vacancy rates. We use it to interpret whether high rents will persist. |
| AirDNA | One of the most widely used global short-term rental analytics providers. | We use it to anchor Brisbane-wide Airbnb occupancy and daily rates. We use it as the baseline before going neighborhood-specific. |
| Cross River Rail Delivery Authority | Official source for Brisbane's biggest rail capacity project. | We use it to name station precincts likely to see amenity uplift. We explain why certain inner-south pockets gain investor attention. |
| Translink Brisbane Metro | State transport authority describing the Metro network corridors. | We use it to identify busway and Metro spines that strengthen rental demand. We support corridor recommendations with official data. |
| PropTrack Home Price Index | Research arm of a major national portal widely cited for price indices. | We use it to triangulate Brisbane's latest momentum into early 2026. We cross-check alongside bank research reporting. |
| Queensland Police Service | Official police reporting interface for crime trends and locations. | We use it to avoid vague "good or bad area" claims and tie risk to data. We check incident patterns before recommending cheaper suburbs. |
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