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Brisbane's property market continues to surge in September 2025, with houses reaching a median price of $1,019,865 and units at $727,110.
The Brisbane property market is experiencing robust growth driven by interstate migration, major infrastructure projects like Cross River Rail, and critically low vacancy rates of just 1.0%, creating strong investment opportunities despite affordability challenges.
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Brisbane's property market shows strong momentum with houses up 6.7% annually to $1,019,865 and units surging 10.6% to $727,110, while rental vacancy remains at critically low 1.0%.
Major infrastructure projects including Cross River Rail (opening 2026) and Olympic preparations are driving long-term growth potential, making Brisbane Australia's second most expensive capital city.
| Property Type | Current Median Price | Annual Growth | Rental Yield |
|---|---|---|---|
| Houses | $1,019,865 | 6.7% | 3.4-3.5% |
| Units | $727,110 | 10.6% | 4.5% |
| Overall Dwelling | $934,620 | 7.3% | 4.0-4.5% |
| Weekly Rent | $685 | 0.5-0.6% monthly | - |
| Vacancy Rate | 1.0% | Unchanged | - |
| Days on Market | 22-27 days | Competitive | - |
| Auction Clearance | 56% | Cautious | - |
What's the current median house price in Brisbane and how has it changed in the past 12 months?
Brisbane's median house price is currently $1,019,865 as of September 2025, marking a significant milestone for the Queensland capital.
Over the past 12 months, Brisbane house prices have increased by 6.7%, representing steady growth in one of Australia's most watched property markets. This annual growth rate reflects sustained demand despite rising interest rates and affordability challenges.
The growth trajectory shows Brisbane houses gained 0.7% in July 2025 alone, with quarterly growth reaching 2.1%. This performance positions Brisbane as the second most expensive capital city in Australia by median house price, trailing only Sydney but surpassing Melbourne.
Price momentum has been particularly strong since early 2023, with Brisbane recovering from a brief market correction in 2022 and reaching record highs throughout 2025.
For potential buyers, this means Brisbane house prices have moved well beyond the million-dollar mark, requiring significant capital for entry into the detached housing market.
How do apartment prices compare to houses, and are they moving in the same direction?
Brisbane unit prices are currently at $727,110 as of September 2025, significantly outperforming house price growth with annual increases of 10.6%.
Units have been the standout performers in Brisbane's property market throughout 2025, consistently growing faster than houses since early 2024. In July 2025, unit values jumped 1.1% compared to houses at 0.7%, demonstrating stronger momentum in the apartment sector.
The quarterly growth for units reached 3.2% compared to 2.1% for houses, while annual growth shows units at 10.6% versus houses at 6.7%. This divergence represents a shift from traditional patterns where houses typically outperformed units.
This outperformance is driven by increased investor activity, first-home buyer demand for more affordable options, and strong rental demand in well-located apartment precincts near transport and employment hubs.
Both property types are moving upward, but units are accelerating faster due to their relative affordability and appeal to investors seeking higher rental yields.
What's the current rental vacancy rate in Brisbane and how does it compare to last year?
Brisbane's rental vacancy rate remains at critically low levels of 1.0% as of September 2025, unchanged from the previous year.
This vacancy rate is well below the national average and significantly outperforms other major capitals like Sydney (1.2-1.4%) and Melbourne (1.6-1.7%). The persistently low vacancy indicates extremely tight rental supply conditions across the Brisbane market.
The stable vacancy rate despite strong population growth demonstrates that rental demand continues to outpace new supply, maintaining pressure on the rental market. Some suburbs are reporting vacancy rates below 1%, creating even tighter conditions in desirable locations.
For property investors, this low vacancy rate translates to strong tenant demand, reduced void periods, and continued upward pressure on rental prices throughout 2025.
The unchanged vacancy rate suggests the rental market has reached a structural supply shortage that will likely persist until significant new rental stock becomes available.
Are rents still rising, and by how much on average per week or per year?
Brisbane rents are continuing to rise steadily, with weekly median rents reaching approximately $685 as of September 2025.
Rental growth has accelerated significantly in 2025, with consistent monthly increases of 0.5% to 0.6% since the start of the year. This represents a substantial acceleration from the second half of 2024 when monthly rental growth averaged just 0.1%.
At the current monthly growth rate of 0.5-0.6%, annual rental increases are translating to approximately $1,700 to $2,100 per year in additional rent costs for tenants. House rents specifically have grown 3.2% annually, while unit rents have increased 4.5% year-on-year.
The sustained rental growth is underpinned by the critically low vacancy rate of 1.0% and ongoing population growth from interstate migration. Strong employment conditions and infrastructure investment continue supporting tenant demand.
Recent data suggests rental growth may be showing signs of plateauing in some segments, but the tight supply conditions are expected to maintain upward pressure on rents throughout the remainder of 2025.
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How many properties are on the market right now compared to the long-term average?
Brisbane property listings are currently well below the five-year average as of September 2025, creating ongoing supply constraints that continue to support price growth.
The tight listing conditions reflect a structural supply shortage that has persisted throughout 2025, with more homes being listed for sale but still insufficient to meet buyer demand. This imbalance between supply and demand remains a key driver of Brisbane's continued price growth.
Despite some increase in new listings during the traditional spring selling season, the volume remains below historical norms. Quality properties are attracting multiple offers and selling quickly, while properties with detracting features face more scrutiny as buyers become selective.
The supply shortage is exacerbated by a slowdown in construction activity, which has concentrated buyer demand on existing properties rather than new developments. Infrastructure charges and construction cost pressures continue limiting new supply additions.
For buyers, the below-average listing levels mean continued competition and limited negotiation power, particularly for well-located properties near transport and amenities.
How many days on average does it take to sell a property in Brisbane at the moment?
Properties in Brisbane are currently selling in an average of 22 to 27 days on market as of September 2025, indicating a highly competitive market environment.
This represents a decrease from 24 days in April 2025 to 22 days in May, demonstrating accelerating buyer urgency and strong competition for quality listings. The short days on market reflect the ongoing supply shortage and strong buyer depth across Brisbane.
Quality properties in desirable locations are selling even faster, often receiving multiple offers within the first few weeks of listing. Properties near transport infrastructure, schools, and employment hubs typically sell within the first two weeks.
The rapid sale times indicate that buyers need to move quickly and be prepared with pre-approved finance to compete effectively in Brisbane's current market conditions.
For sellers, the short days on market provide confidence in achieving good prices, particularly for well-presented properties in sought-after suburbs.
What are auction clearance rates in Brisbane and how do they stack up against Sydney or Melbourne?
Brisbane's auction clearance rate is approximately 56% as of September 2025, reflecting a more cautious auction market environment.
This clearance rate is generally lower than the typical rates seen in auction-heavy markets like Sydney and Melbourne, but it's important to note that Brisbane operates as a less auction-oriented market overall. Brisbane's property sales are predominantly conducted through private treaty rather than auction.
The 56% clearance rate reflects current market conditions where buyers are being more selective and vendors are adjusting expectations. This contrasts with the peak auction activity periods when clearance rates exceeded 70% in Brisbane.
Unlike Sydney and Melbourne where auctions dominate premium property sales, Brisbane's auction market represents a smaller portion of total sales activity. Most Brisbane property transactions occur through negotiated private sales rather than competitive bidding.
The current clearance rate indicates a balanced market where quality properties still attract strong bidding, but unrealistic vendor expectations are being tested by market realities.
What population growth is forecast for Brisbane over the next five years, and where is it concentrated?
Brisbane's population is forecast to grow from approximately 2.57 million in 2025 to over 3.5 million by 2032, representing substantial growth that will continue driving housing demand.
| Region | Current Population (2025) | Forecast Growth by 2030 |
|---|---|---|
| Brisbane South | 377,500 | Growth to 458,500 (largest region) |
| Brisbane North | 228,000 | Growth to 269,000 |
| Brisbane West | 192,000 | Growth to 213,000 |
| Logan-Beaudesert | Growing rapidly | Third-fastest growing region |
| Ipswich | High growth area | Fastest growth due to greenfield supply |
| Moreton Bay North | Growth corridor | Major greenfield development area |
| Moreton Bay South | Established area | Urban densification focus |
How many new dwellings are under construction or approved, and is supply keeping up with demand?
Brisbane supply is significantly lagging demand, with Queensland performing 29.4% behind its cumulative completion targets under the National Housing Accord as of September 2025.
Nationally, only 134,446 dwellings were commenced in the first nine months compared to a target of 180,000, creating a shortfall of over 45,000 dwellings. Brisbane specifically had 52,133 potential multiple dwelling supply units at the end of March 2025, but construction activity remains constrained.
A slowdown in construction has hampered new housing supply, concentrating buyer demand on existing properties. Construction costs rose 2.9% annually in June 2025, while building approvals for houses fell 6.3% in Queensland, indicating ongoing supply challenges.
The Brisbane City Council has implemented initiatives like the Build-to-Rent Incentive Policy and reduced infrastructure charges to encourage faster development, but these measures will take time to materially impact supply levels.
Supply constraints are expected to persist through 2025-2026, continuing to support property price growth as demand from population growth and interstate migration outpaces new dwelling completions.
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What's happening with Brisbane's infrastructure projects, like transport and Olympics-related builds, and how might they affect property values?
Brisbane is experiencing the largest infrastructure boom in Queensland's history, with Cross River Rail opening in 2026, Brisbane Metro expanding, and $7.1 billion in Olympic venue infrastructure progressing toward 2032.
Cross River Rail, the $5.4 billion underground rail project, will deliver four new CBD stations and transform connectivity from Dutton Park to Bowen Hills. Areas like Woolloongabba, Albert Street, and Boggo Road are experiencing property value increases ahead of the 2026 opening.
The $1.7 billion Brisbane Metro project is enhancing public transport with fully electric, high-capacity vehicles connecting Eight Mile Plains to Roma Street and RBWH to UQ St Lucia. Properties along these corridors are attracting investor interest due to improved accessibility.
Olympic infrastructure includes the $2.7 billion Gabba redevelopment and $2.5 billion Brisbane Arena in the Roma Street precinct, both creating major urban renewal opportunities. Woolloongabba particularly is transforming into a mixed-use entertainment and residential hub.
These infrastructure investments are enhancing property values in surrounding areas through improved connectivity, employment opportunities, and lifestyle amenities, making Brisbane increasingly attractive to interstate buyers and investors.
What are interest rates doing, and how are Brisbane buyers and investors responding to borrowing costs?
The Reserve Bank of Australia cut the cash rate to 3.60% in August 2025, marking the third reduction in 2025 and significantly improving borrowing capacity for Brisbane buyers and investors.
Major banks forecast further cuts through 2025-2026, with rates potentially reaching 2.85% to 3.35% by early 2026. This monetary policy easing is enhancing borrowing power by approximately 10-15% and improving negative gearing strategies for investors.
Brisbane buyers and investors are responding positively to the rate cuts, with increased market activity and renewed confidence in property purchases. First-home buyers particularly benefit from improved borrowing capacity in Brisbane's relatively more affordable market compared to Sydney.
Investor lending activity has increased significantly, with investors making up a substantial share of new lending in Brisbane. The combination of lower rates and Brisbane's superior rental yields (4.5% for units vs 3.4% for houses) is attracting interstate investment capital.
The rate reduction environment is creating opportunities for portfolio expansion, refinancing existing holdings at lower rates, and improved cash flow for investment properties, particularly benefiting Brisbane's middle-ring suburbs.
Are interstate or overseas investors still active in Brisbane, and what share of the market do they represent?
Interstate investors remain highly active in Brisbane's property market as of September 2025, with NSW buyers particularly drawn to Queensland's capital for its relative affordability and growth potential.
South-East Queensland continues to lead the nation in interstate migration, with Brisbane absorbing thousands of relocations from Sydney and Melbourne annually. This migration includes both owner-occupiers and investors seeking better value compared to southern capitals.
Brisbane offers compelling value with median house prices approximately 40% lower than Sydney while delivering superior rental yields of 4.0-4.5%. Interstate investors are particularly targeting inner and middle-ring suburbs that benefit from infrastructure investment and lifestyle appeal.
The exact market share data for interstate investors isn't currently specified, but industry reports confirm that interstate investment activity remains strong, especially as Brisbane prices become more competitive relative to Melbourne and close the gap with Sydney.
Overseas investor activity is less prominent than interstate investment, with most foreign investment focused on new developments and off-the-plan purchases rather than established properties in the current market environment.
It's something we develop in our Australia property pack.
What are the best suburbs for investment in Brisbane right now?
The best Brisbane investment suburbs in 2025 are those benefiting from major infrastructure projects, with Woolloongabba, Bowen Hills, and Eight Mile Plains leading due to Cross River Rail and Brisbane Metro connectivity.
- Woolloongabba: Transforming with Gabba redevelopment and Cross River Rail station, creating mixed-use entertainment precinct
- Bowen Hills: Exhibition station upgrades and northern growth corridor positioning near major employment hubs
- Eight Mile Plains to Roma Street corridor: Brisbane Metro Line 1 enhancing connectivity and property accessibility
- Herston and Spring Hill: Olympic infrastructure investment and proximity to Royal Brisbane Hospital employment
- Northshore Hamilton: Priority Development Area with ongoing urban renewal and riverfront lifestyle appeal
- New Farm: Established inner-city suburb with strong rental demand and lifestyle amenities
- Paddington: Heritage character homes close to CBD with strong capital growth potential
- Camp Hill and Coorparoo: Middle-ring suburbs offering good value with transport access
How does Brisbane's rental yield compare to other major Australian cities?
Brisbane delivers superior rental yields compared to Sydney and Melbourne, with houses offering 3.4-3.5% gross yields and units providing strong returns of 4.5% as of September 2025.
| City | House Rental Yield | Unit Rental Yield |
|---|---|---|
| Brisbane | 3.4-3.5% | 4.5% |
| Sydney | 2.8-3.1% | 3.5-3.8% |
| Melbourne | 3.0-3.3% | 3.8-4.1% |
| Perth | 4.2-4.8% | 5.1-5.5% |
| Adelaide | 4.0-4.3% | 4.8-5.2% |
| Gold Coast | 4.1-4.5% | 4.8-5.1% |
| Sunshine Coast | 4.3-4.7% | 5.0-5.4% |
What are the main risks for property investors in Brisbane right now?
The primary risk for Brisbane property investors in September 2025 is affordability constraints limiting buyer depth as median house prices exceed $1 million.
Off-the-plan purchases face construction cost escalation, delivery delays, and potential oversupply in certain apartment submarkets. Brisbane's rapid price growth has created pockets where values may have moved ahead of fundamentals, particularly in outer suburbs.
Interest rate sensitivity remains a concern despite recent cuts, as Brisbane's high investor activity means the market could be vulnerable to sudden rate increases or lending policy changes. Stretched household budgets may limit buyer activity if economic conditions deteriorate.
Construction industry challenges including labour shortages and supply chain disruptions could further delay new supply, but may also lead to oversupply once projects complete if demand conditions change.
Regional economic dependence on mining and agricultural sectors creates vulnerability to commodity price fluctuations, though Brisbane's diversified economy provides some protection compared to single-industry centers.
Should I buy a house or apartment for better capital growth in Brisbane?
Brisbane units are currently delivering superior capital growth with 10.6% annual increases compared to houses at 6.7% as of September 2025, making apartments the better short-term growth choice.
Units also provide higher rental yields at 4.5% versus 3.4% for houses, making them more attractive for investors seeking immediate cash flow returns. The unit market has consistently outpaced house values since early 2024, driven by investor demand and first-home buyer activity.
However, houses in growth corridors and established suburbs offer stronger long-term land value appreciation potential, particularly in areas benefiting from infrastructure investment like Cross River Rail and Brisbane Metro corridors.
For first-home buyers and investors targeting affordability, units near transport infrastructure and employment centers provide optimal risk-adjusted returns with lower entry costs and stronger tenant demand.
The choice depends on your investment timeframe: units for immediate yields and short-term growth, houses for long-term wealth building and land value appreciation in premium locations.
It's something we develop in our Australia property pack.
What's the outlook for Brisbane property prices for the rest of 2025 and into 2026?
Brisbane property prices are forecast to continue growing through 2025 and 2026, with median house prices potentially reaching $1.21 million by 2027 according to Oxford Economics projections.
SQM Research predicts Brisbane will record strong price growth of 9% to 14% in 2025, which would mark Brisbane's twelfth consecutive year of dwelling price increases. Domain forecasts suggest house prices will continue growing at similar pace to 2024, while unit price growth may moderate from unsustainable double-digit rates.
The outlook is supported by expected RBA rate cuts to 2.85-3.35% by early 2026, improving borrowing capacity and stimulating buyer demand. Ongoing interstate migration, infrastructure investment, and the approach of the 2032 Olympics provide medium-term growth drivers.
Supply constraints are expected to persist through 2025-2026, with construction activity remaining below demand requirements. This supply-demand imbalance will continue supporting price growth, particularly in well-located suburbs near transport and employment.
Risks include affordability limits constraining buyer depth and potential economic uncertainty, but Brisbane's diverse economy and lifestyle appeal position it to outperform other capitals in the current cycle.
How does Brisbane compare to other Australian cities for property investment in 2025?
Brisbane ranks as Australia's second most expensive capital city by median dwelling price at $934,620, but offers superior rental yields and growth prospects compared to Sydney and Melbourne as of September 2025.
| City | Median Dwelling Price | Annual Growth | Rental Yield | Investment Appeal |
|---|---|---|---|---|
| Sydney | $1,400,000+ | 2-4% | 2.8-3.5% | High capital, low yield |
| Brisbane | $934,620 | 7.3% | 4.0-4.5% | Balanced growth & yield |
| Melbourne | $850,000-900,000 | 1-3% | 3.0-4.0% | Moderate prospects |
| Perth | $750,000-800,000 | 15-20% | 4.5-5.5% | High growth, high yield |
| Adelaide | $700,000-750,000 | 8-12% | 4.0-5.0% | Strong fundamentals |
| Gold Coast | $900,000-950,000 | 5-8% | 4.5-5.0% | Tourism-dependent |
What impact will the 2032 Olympics have on Brisbane property values?
The 2032 Olympics are providing long-term uplift and investor confidence in Brisbane property market, with $7.1 billion in venue infrastructure and urban renewal projects already underway.
Key Olympic precincts including Woolloongabba (Gabba redevelopment), Roma Street (Brisbane Arena), and various venue locations are experiencing enhanced property demand and price growth. The Games are driving billions in infrastructure investment that will benefit property values long after 2032.
Major projects include the $2.7 billion Gabba rebuild increasing stadium capacity and connectivity, the $2.5 billion Brisbane Arena creating a 17,000-seat CBD entertainment venue, and upgrades to 16 venues across Brisbane receiving $1.87 billion in government funding.
Olympic-related infrastructure is anchoring major urban renewal in areas like Woolloongabba, delivering more housing, jobs, and connectivity. These improvements are expected to create lasting economic and social benefits well beyond the Games period.
Property investors are positioning early in Olympic precincts, anticipating that the global exposure and infrastructure legacy will sustain demand and property values through the 2030s, similar to successful Olympic city experiences internationally.
It's something we develop in our Australia property pack.
Is now a good time to buy property in Brisbane for first-home buyers?
September 2025 presents both opportunities and challenges for Brisbane first-home buyers, with improved government support but rising property prices creating affordability pressure.
The federal government is expanding first-home buyer support from January 2026, scrapping the $125,000 income cap and allowing virtually all first-home buyers to enter with just 5% deposits through taxpayer-backed guarantees. This policy change will significantly increase buyer competition from 2026.
Current market conditions favor prepared first-home buyers with RBA rate cuts to 3.60% improving borrowing capacity and further cuts expected through 2025-2026. However, median house prices exceeding $1 million limit options for many first-home buyers.
Units offer a more accessible entry point at $727,110 median price, with strong growth prospects and higher rental yields if buyers need to rent rooms. Areas near transport infrastructure and employment hubs provide the best long-term value for first-home buyers.
Timing considerations include acting before the expanded first-home buyer scheme increases competition in 2026, while taking advantage of current rate cuts and infrastructure investment that will enhance property values over time.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Brisbane's property market outlook for September 2025 shows continued strength with median house prices reaching $1,019,865 and units at $727,110, supported by infrastructure investment and interstate migration.
While supply constraints and low vacancy rates support ongoing growth, affordability challenges and potential oversupply in some apartment segments require careful suburb selection and investment strategy.
Sources
- OpenAgent - Brisbane Property Market Data
- Metropole - Brisbane Housing Market Update
- Property Update - Brisbane Market Forecast 2025
- Smart Property Investment - Brisbane July 2025 Update
- Templeton Property - Brisbane Property Analysis 2025
- Hunter Galloway - Brisbane Property Market Update
- Cross River Rail - Official Project Website
- Queensland Government Statistician - Population Projections
- Hudson Financial - Brisbane Investment Insights 2025
- Australian Bureau of Statistics - Building Activity