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Yes, the analysis of Brisbane's property market is included in our pack
Brisbane's property market is experiencing record highs in 2025, with strong growth continuing despite rising interest rates and supply constraints.
Units and townhouses are currently outperforming houses in both rental yields and market velocity, while inner and middle-ring suburbs show the strongest price growth and rental demand. The market outlook remains positive for the next 6-12 months, supported by population growth, infrastructure development, and the upcoming 2032 Olympics.
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Brisbane's median dwelling price reached $934,623 as of August 2025, representing 7.3% annual growth, with units significantly outperforming houses.
Inner and middle-ring suburbs within 15km of the CBD offer the best combination of capital growth and rental yields, with vacancy rates below 1.9%.
| Key Metrics | Current Status | 12-Month Outlook |
|---|---|---|
| Median House Price | $1,019,865 (+6.7% annually) | 4-6% growth expected |
| Median Unit Price | $727,110 (+10.6% annually) | 5-7% growth expected |
| Best Rental Yields | Units: 4.8-6.3%, Houses: 4.2-4.7% | Stable to improving |
| Vacancy Rates | 0.9-1.9% (extremely tight) | Slight easing expected |
| Days on Market | 20-24 days average | Stable competitive market |
| Interest Rates (RBA) | 3.85% (current) | Potential cuts forecast |
| Population Growth | Strong interstate migration | Continued growth projected |
What are Brisbane's current property prices, and how do they compare to recent trends?
Brisbane's property market reached record highs as of September 2025, with the median dwelling price sitting at $934,623.
Houses currently have a median price of $1,019,865, representing a 6.7% increase over the past year. Units are performing even stronger with a median price of $727,110, showing remarkable 10.6% annual growth. This represents a monthly growth rate of 0.7% across all dwelling types in recent months.
Over the past five years, Brisbane house prices have nearly doubled, while units have experienced even stronger proportional growth, particularly accelerating since late 2023. The past six months have seen growth rates slow slightly but remain robust, with units consistently outpacing houses in returns.
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How are different Brisbane areas performing in terms of price growth and rental demand?
Inner and middle-ring suburbs within 15km of the CBD are the standout performers for both price growth and rental demand in Brisbane's current market.
The top-performing suburbs include Chermside, Coorparoo, Stafford, Nundah, Cannon Hill, Wynnum, Mansfield, and Yeronga. These areas consistently show strong rental yields, extremely low vacancy rates between 1.5% and 1.9%, and competitive capital growth rates.
Areas near transport corridors and new infrastructure developments are experiencing the strongest demand. Suburbs along the Cross River Rail route and Brisbane Metro lines are particularly sought after by both investors and owner-occupiers.
Growth corridors on the city's periphery are also showing strong performance, especially for units and townhouses that cater to the rental market. These areas benefit from more affordable entry points while still delivering solid yields and capital growth prospects.
Which property types are moving fastest and showing the strongest returns?
Units and townhouses are currently the fastest-moving property types in Brisbane, showing both superior rental yields and market velocity compared to detached houses.
Units deliver rental yields ranging from 4.8% to 6.3%, significantly outperforming houses which typically yield between 4.2% and 4.7%. Townhouses also demonstrate strong performance, particularly in growth corridors near infrastructure, transport hubs, universities, and major employment centers.
The strongest returns are concentrated in units and townhouses located near new infrastructure developments, transport connections, and areas with high rental demand. Properties in Nundah achieve yields around 4.7%, while Wynnum delivers approximately 4.9% rental returns.
Detached houses remain the preferred choice for long-term capital growth, especially in established lifestyle suburbs with redevelopment potential. However, their lower yields and higher entry costs make them less attractive for immediate returns compared to higher-density options.
What are the short-term market forecasts for the next 6 to 12 months?
Brisbane's property market is forecast to continue growing at 4% to 6% through 2025, with units expected to slightly outpace houses due to strong rental demand and better affordability.
Most major banks and property analysts predict unit price growth will maintain its momentum, driven by persistently low supply levels and continued interstate migration to Queensland. The rental market remains extremely tight with vacancy rates below 2% across most suburbs.
New developments are starting to come online, which may provide some relief to supply pressure, but demand is expected to continue outstripping supply in most regions. This supply-demand imbalance will continue creating competitive conditions for buyers.
Interest rate movements will be a key factor, with the RBA currently holding rates at 3.85%. No further rate hikes are expected, and potential cuts are forecast through 2025, which could slightly improve borrowing capacity and market activity.
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What are the medium-term expectations for the next 2 to 5 years?
Brisbane's property market is positioned for continued strong growth over the next 2-5 years, with annual growth rates of 5% to 7% expected across most property types.
Population growth and ongoing interstate migration from southern states will continue fueling demand throughout this period. Queensland's population is projected to reach between 6.4 and 8.27 million by 2046, with Brisbane capturing a significant portion of this growth.
Major infrastructure catalysts will drive substantial demand in both owner-occupier and rental sectors. The Cross River Rail project, Brisbane Metro expansion, Queen's Wharf development, and Olympic-related infrastructure will create significant value uplift in surrounding suburbs.
The rental market will remain robust due to continued population growth, limited supply of rental properties, and strong employment growth in infrastructure, mining, and healthcare sectors. This sustained rental demand will support both yields and capital growth across the medium term.
What are the long-term trends over 10 years, including major development projects?
Brisbane's 10-year outlook is exceptionally positive, driven by transformational infrastructure projects, population growth, and the 2032 Olympic Games.
The Olympic Games will be a major catalyst, with suburbs near Olympic venues including Woolloongabba, East Brisbane, Bowen Hills, and Albion expected to experience outsized capital growth. Olympic-related infrastructure development will create lasting value in these areas well beyond 2032.
Population projections show Queensland reaching 6.4 to 8.27 million people by 2046, with Brisbane as the primary beneficiary. This represents substantial housing demand that will need to be met through both new supply and price appreciation of existing stock.
Major infrastructure projects including the Cross River Rail network, Brisbane Metro, and various transport upgrades will fundamentally change accessibility across the city. Areas along these transport corridors are positioned for exceptional long-term capital growth.
Employment growth remains robust thanks to continued expansion in infrastructure, resources, healthcare, and technology sectors, providing the economic foundation for sustained property market growth.
How do rental yields vary across suburbs, and which areas offer the best balance?
Rental yields in Brisbane vary significantly by location and property type, with units consistently delivering higher yields than houses across all suburbs.
| Suburb | Property Type | Rental Yield |
|---|---|---|
| Nundah | Units | 4.7% |
| Wynnum | Units | 4.9% |
| Cannon Hill | Units | 4.8-5.2% |
| Chermside | Units | 5.0-5.5% |
| Growth Corridors | Units/Townhouses | 5.5-6.3% |
| Inner Brisbane | Houses | 4.2-4.7% |
| Middle-ring suburbs | Townhouses | 4.8-5.5% |
The best balance between capital growth and rental income is found in inner and middle-ring suburbs within 15km of the CBD. These areas offer strong yields while maintaining excellent capital growth prospects due to their proximity to employment, transport, and amenities.
Vacancy rates remain extremely tight across all high-performing suburbs, ranging from 0.9% to 1.9%, which supports both current yields and future rental growth potential.
What is the current level of housing supply versus demand, including new developments?
Brisbane's housing market continues to experience significant supply shortages relative to demand, creating ongoing competitive conditions for both buyers and renters.
New developments are beginning to come online after years of constrained construction activity, but the volume remains insufficient to meet current demand levels. The pipeline of approved developments suggests supply relief may occur gradually over the next 12-18 months.
Vacancy rates across the city remain extremely low at 0.9% to 1.9%, indicating persistent rental market tightness. This level is well below the 3% rate typically considered balanced between landlords and tenants.
Demand continues to be driven by strong interstate migration, with Queensland attracting significant population movement from New South Wales and Victoria. Employment growth in key sectors continues to support both local demand and interstate attraction.
Construction constraints including labor shortages, material costs, and approval delays continue to limit new supply delivery, maintaining the supply-demand imbalance that has characterized Brisbane's market for the past several years.
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What budget ranges are most competitive, and how much negotiating power do buyers have?
Most budget ranges above the median are highly competitive in Brisbane's current market, with entry-level units and townhouses below $500,000 experiencing the most intense competition.
Properties priced between $500,000 and $800,000 represent the most active segment, particularly for units and townhouses in desirable suburbs. This range offers accessibility for both first-time buyers and investors while still providing good growth prospects.
Buyer negotiating power remains limited due to ongoing supply constraints and competitive market conditions. Properties with days on market (DOM) extending beyond 20-24 days may offer some negotiation opportunity, but sellers generally retain strong leverage.
The most competitive segments include affordable units in growth corridors, townhouses near transport infrastructure, and any well-located property under $600,000. Buyers in these segments typically need to move quickly and be prepared to pay close to asking prices.
Higher-priced segments above $1.2 million for houses may offer slightly more negotiating room, particularly if properties have been on the market for extended periods or require significant renovation work.
Where are the best opportunities based on different investment strategies?
Investment opportunities in Brisbane vary significantly depending on your primary objective, whether buying to live in, rent out, or resell within a few years.
For buying to live in, inner and middle-ring suburbs offering houses and townhouses provide the optimal combination of lifestyle amenities and capital growth. Areas like Coorparoo, Stafford, and Mansfield offer proximity to quality schools, transport links, and established communities.
Rental investment opportunities are strongest in units and townhouses located in growth corridors and near major employment centers. Suburbs close to universities, hospitals, and business districts deliver superior rental yields with low vacancy rates.
Short to medium-term resale opportunities are concentrated near major infrastructure projects and Olympic-related developments. Woolloongabba, Bowen Hills, and Albion offer significant capital growth potential as these projects progress toward completion.
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How are government policies, interest rates, and lending conditions affecting the market?
Current government policies are generally supportive of Brisbane's property market growth, with ongoing incentives for new development and substantial infrastructure funding commitments.
Interest rates at 3.85% are currently stable, with the Reserve Bank of Australia indicating no further rate hikes are expected. Potential rate cuts are forecast through 2025, which could improve borrowing capacity and market activity levels.
Lending conditions remain relatively tight following APRA's recent regulatory changes, but most qualified buyers can still access finance for both investment and owner-occupier purchases. Serviceability assessments continue to be a key hurdle for borrowers.
Migration programs and population growth policies continue to support demand, with Queensland actively encouraging interstate and international migration through various economic incentives and infrastructure investments.
Affordability remains challenging, particularly for detached houses in desirable areas. However, units and townhouses provide more accessible entry points for most buyers, supported by their superior rental yields and growth prospects.
What's the smartest positioning strategy if you decide to buy in Brisbane now?
The optimal strategy for Brisbane property buyers in 2025 focuses on inner and middle-ring suburbs within 15km of the CBD, prioritizing areas with strong transport links and low vacancy rates.
Location targeting should concentrate on suburbs like Chermside, Coorparoo, Nundah, Wynnum, Mansfield, and Yeronga, which offer the best combination of rental yields, capital growth prospects, and market liquidity. These areas benefit from established amenities while maintaining growth potential.
Property type selection should favor units and townhouses for superior rental yields and market velocity, while detached houses in growth or lifestyle suburbs provide the best long-term capital appreciation. Units offer 4.8-6.3% yields compared to 4.2-4.7% for houses.
Budget positioning below $500,000 for entry-level opportunities or $500,000-$800,000 for established properties provides the best balance of accessibility and growth potential. Properties with longer days on market may offer limited negotiation opportunities.
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The market's fundamental drivers of population growth, infrastructure development, and Olympic preparations support both investment and lifestyle purchases across these targeted parameters.
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 in September 2025 presents compelling opportunities for both investors and owner-occupiers, with record prices supported by strong fundamentals.
The combination of infrastructure development, population growth, Olympic preparations, and supply constraints creates a favorable environment for property investment across multiple timeframes.
Sources
- Smart Property Investment - Brisbane Market Update
- OpenAgent - Brisbane Property Market
- Property Update - House Prices Over 10 Years
- NAB - Brisbane Property Market Insights
- Capex Property - Brisbane Forecast 2025
- Blue Wealth - Brisbane Price Predictions
- Coposit - Brisbane Next Decade
- Broker News - Home Price Growth Forecast
- Domain - House Price Report March 2025
- BambooRoutes - Brisbane Real Estate Trends