Brisbane Property Market Update | November 2025

Quick-Stats: The Brisbane Property Market at a Glance 

What this means:

• Brisbane prices are rising faster than inflation.
• Units are now leading the growth cycle, outpacing houses.
• Vacancy rates are critically low, making rentals increasingly difficult to secure.

These trends are essential for first-home buyers: low stock, strong demand, and rapid absorption of anything under $1 million.

Sources: BuyersScout, SQM Research

Brisbane Market Snapshot

Brisbane is now Australia’s #2 most expensive capital city

Brisbane has officially overtaken Canberra to become Australia’s second most expensive capital city behind Sydney, based on median house values exceeding $1.08 million. The old narrative of Brisbane being an “undervalued” market is now outdated — this is a premium market with sustained buyer depth.

The supply squeeze: far more buyers than homes

Listings remain down by approximately 12% compared to last year, while demand has surged due to rapid population growth.

More than 80,000 people relocated to Queensland over the past 12 months, with the majority funnelling into Greater Brisbane. This mismatch between supply and demand is pushing prices upward across houses and units.

The under-$1m battlefield

Because many suburbs have recently passed the $1 million median, the remaining stock under that threshold attracts:

• first-home buyers
• investors chasing stronger yields
• tenants looking to escape rising rents

For buyers, this means: prices are competitive, days-on-market are low, and pre-approval is essential.

Sources: The Guardian, Domain Research, ABS

Outlook for 2025–26

Analysts largely agree that Brisbane remains in a growth cycle, though the pace is moderating after a double-digit run:

• 2025 Performance: The market is tracking to finish the year with 10–14% growth (Houses ~10%, Units ~14%), consistent with SQM Research’s original forecasts.
• 2026 Forecasts: Major banks project 4–8% growth in 2026, with Westpac forecasting 8% and CBA predicting a more conservative 4%.

What’s driving the growth?

• Record migration: Interstate and overseas migration continues to outpace housing supply.
• Chronic supply shortage: New construction remains below state targets, while listings remain tight.
• Infrastructure boom: Olympics-driven upgrades, Brisbane Metro, and Cross River Rail all add long-term value.

Risks to watch

• Interest rate fluctuations (potential cuts in 2026 may reignite demand)
• Affordability constraints for lower-income buyers
• Construction sector delays

Still, the fundamental pressure — too many buyers, too few homes — remains firmly in place.

Sources: CBA (Aug 2025), Westpac/Property Update (Nov 2025), SQM Research

Prices & Growth: Houses vs Units

Units are the fastest way into the market

October 2025 data shows:

• Houses: +1.8% monthly, +10% annually
• Units: +1.9% monthly, +14% annually

Units and townhouses are now absorbing the bulk of buyer demand. With Brisbane’s median house price pushing toward $1.1 million, attached dwellings offer a more accessible entry point — without sacrificing growth potential.

Citywide medians (October 2025)

• Median house price: $1,087,183
• Median unit price: $774,498

Entry point varies significantly across suburbs, with many outer-ring areas still below $700k–$800k.

Source: BuyersScout

Best Suburbs for First-Home Buyers

To help you find options under (or close to) the $1 million mark, here are three regions offering strong value, growth potential, and access to amenities.

1. Ipswich Corridor (North Ipswich & Coalfalls)

Region: South-West Brisbane / Ipswich LGA

Why it’s attractive

This historic corridor offers some of Greater Brisbane’s most affordable character homes, improving transport, and strong long-term growth fundamentals.

• North Ipswich median house: ≈ $675k, 12-month growth ~9%
• Coalfalls: Similar price point, with Queenslander-style homes and leafy streets.

Why buy here? Large blocks, heritage charm, rail links to Brisbane, and future Olympics-linked infrastructure upgrades make this corridor an ideal mix of affordability and upside.

2. Moreton Bay Peninsula (Redcliffe & Scarborough)

Region: Northern Bayside / Moreton Bay

Why it’s attractive

A beachfront lifestyle with lower entry prices than inner-city waterfront suburbs, supported by the Peninsula rail line and strong community amenities.

• Redcliffe: House median ≈ $850k; unit median ≈ $700k. Units up ~10.2% YoY.
• Scarborough: House medians in high $800k range, marinas, parks, and coastal cafes.

Why buy here? Gentrification, direct rail-to-CBD access, and strong lifestyle appeal for both first-home buyers and downsizers.

3. Northside Growth Corridor (Strathpine & Bray Park)

Region: Pine Rivers / North Brisbane

Why it’s attractive

Family-friendly, well-connected, and still below the Brisbane median despite strong growth.

• Strathpine: House median ≈ $830k; unit median ≈ $582k; units have grown ~20.1% YoY.
• Bray Park: House medians low-to-mid $700k, excellent schools and rail access.

Why buy here? High demand from young families, fast selling times (10 days on market), and major upgrades including the Petrie university precinct.

Sources: Realestate.com.au, Domain Research

Fastest Growth Suburbs

These suburbs are showing strong buyer demand and price momentum — particularly in the unit market.

What this means for first-home buyers: These areas combine affordability, lifestyle appeal, and strong demand — making them ideal for either buying a home or using a rentvesting strategy.

Best Rental-Yield Suburbs

Rental yield matters if you plan to rentvest or want your first property to contribute to your repayments.

Brisbane’s average yields:

• Houses: ~3.4%
• Units: ~4.3%

But these suburbs exceed 5%+ yields:

What this means: These suburbs provide the strongest rental returns relative to purchase price, which can significantly reduce your ongoing repayments.

Source: SQM Research

Key Takeaways for First-Home Buyers

Brisbane’s 2025 market is competitive, but it’s also full of opportunity if you’re prepared. Here are the four most important insights based on the data above:

1. Buying sooner generally beats waiting

Every major forecast shows continued price growth into 2026. Waiting rarely leads to cheaper prices in a rising market — especially when population growth, infrastructure investment, and tight supply are driving momentum.

This doesn’t mean you should rush. It means: if your finances are ready, delaying will likely increase the price you pay.

2. Pre-approval is essential, not optional

The under-$1 million range is where most first-home buyers compete. It’s also where homes attract multiple offers and sell quickly. Sellers overwhelmingly choose buyers who already:

• have written pre-approval
• can meet short finance conditions
• are ready to move fast

If you want to seriously compete, get your borrowing capacity confirmed before you inspect properties.

3. Units are now the smart first step into the market

With the median house price hovering around $1.1 million, units are no longer the “secondary” option — they are the primary entry point. Units are also:

• growing faster than houses (+14% YoY)
• delivering higher yields
• offering access to better-located suburbs

For many first-home buyers, a well-located townhouse or apartment is the fastest and most financially secure way to start building equity.

4. Focus on a repayment that fits your lifestyle

Forget the maximum price you can borrow — focus on:

• weekly repayments
• your lifestyle expectations
• your savings buffer
• whether you could handle a small rate rise

A comfortable repayment gives you long-term security. High growth does not change this fundamental rule.

Bottom line

You don’t need to “beat” the market. You need to find the right entry point. The suburbs and strategies highlighted above show where first-home buyers and investors are already moving — and where value is being recognised early.

With clear budgeting, strong pre-approval, and a good understanding of the areas that suit your lifestyle, you’ll be well-positioned to buy confidently in Brisbane’s evolving market.

Sources include: SQM Research

Infrastructure Shaping the Market

Brisbane is undergoing one of the largest infrastructure upgrades in Australian history, much of it tied to the 2032 Olympics. These projects will shape property values for the next decade.

Cross River Rail (Opening 2026)

A 10.2 km underground rail line with new stations at Woolloongabba, Boggo Road, Roma Street and Albert Street. It will dramatically improve north–south connectivity and reduce inner-city travel times.

Why it matters: Suburbs connected to new stations tend to outperform the wider market. Woolloongabba, Dutton Park and Kelvin Grove are already seeing buyer uplift.

Brisbane Metro (Launching 2025)

A high-frequency, all-electric transport system linking the CBD, UQ, Eight Mile Plains, RBWH, QUT and major hospital precincts.

Why it matters: This project increases the appeal of suburbs like Annerley, West End, Herston, Kelvin Grove, Dutton Park and Highgate Hill — all hotspots for young buyers and professionals.

Olympic Precincts (2032 and Beyond)

Major redevelopment is underway around:

• Victoria Park (Herston/Bowen Hills)
• Northshore Hamilton
• Woolloongabba Stadium Precinct

Post-Games, these areas transform into permanent mixed-use communities with housing, green space, retail and community facilities.

Why it matters: Large-scale regeneration reliably lifts property values in surrounding suburbs. Buyers who position themselves early in these corridors often see the strongest long-term capital growth.

Sources: Cross River Rail, Brisbane Metro, Australian Olympic Committee

Buyer Tools & Next Steps

Buying your first home can feel overwhelming — but having the right tools gives you clarity and confidence. Here are essential resources to use before making offers:

Stamp Duty Calculator

Estimate your upfront government costs so nothing catches you by surprise.

Borrowing Power Calculator

See how much you may be able to borrow based on your income, debts and living expenses.

First Home Guarantee (5% Deposit) Checker

Check if you qualify to buy with as little as 5% deposit without paying Lenders Mortgage Insurance (LMI).

Pre-Approval Guide

Understand which documents you need, how long pre-approval takes, and what banks look for when assessing your application.

Need help?

The Hunter Galloway team works with first-home buyers daily. We can help you:

• understand your borrowing capacity
• compare 30+ lenders
• secure fast pre-approval
• position your offer competitively

Getting this groundwork sorted dramatically increases your chances of buying the right home at the right price.

Frequently Asked Questions

Is Brisbane still affordable?

Brisbane is becoming more expensive, but it remains significantly more affordable than Sydney or Melbourne. While inner-ring houses average $1.3M+, units and outer-ring suburbs (like Ipswich and Moreton Bay) still offer strong entry points under $700k–$800k.

Will prices drop in 2026?

Unlikely. Major forecasts from SQM Research and the major banks project continued growth of 4–8% into 2026. This is supported by high interstate migration, critically low rental supply, and the infrastructure boom leading up to 2032.

Should I buy ‘Established’ or ‘Build New’?

This is a major financial decision in 2025. Building new (or buying a new unit) currently attracts $0 stamp duty regardless of price in QLD. Buying established allows you to secure better locations and larger land, but stamp duty concessions are capped at $800,000. If your budget is over $800k, building new offers significant tax savings, while buying established offers better capital growth potential.

What “hidden costs” do I need to budget for?

Beyond your deposit and stamp duty, you should budget approximately $3,000–$5,000 for upfront costs. This covers your Building & Pest Inspection ($500+), conveyancing/solicitor fees ($1,500+), mortgage registration fees, and council rates adjustments.

Which suburbs are the safest to buy in?

Areas with improving transport and massive infrastructure pipelines typically show the most resilience against market downturns. Current “safe bet” suburbs include Woolloongabba (Cross River Rail), Chermside (Health/Transport hub), and Strathpine (University precinct).

How does the Cooling-Off Period work in QLD?

Unlike some other states, QLD has a standard 5-business-day cooling-off period. However, if you terminate the contract during this time, the seller is legally entitled to keep 0.25% of the purchase price (e.g., $2,000 on an $800k home). Note that there is no cooling-off period for auctions.

How much deposit do I actually need?

You can buy with as little as 5% deposit using the Federal Government’s First Home Guarantee Scheme (places are limited). Without the scheme, a 20% deposit is recommended to avoid Lenders Mortgage Insurance (LMI), though many buyers enter with 10–15% and pay the one-off LMI fee to secure a property sooner.

This article is general information only and does not take your personal financial circumstances into account. Always seek independent advice before making financial decisions.