Brisbane market report
A dynamic property market with diverse suburbs and strong growth prospects.
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- Median house rent
- $680/wk
- Median unit rent
- $570/wk
- Vacancy rate
- 0.9%
- Typical gross yield
- 3.0–4.5%
Indicative figures from CoreLogic, Domain, SQM Research and the Queensland RTA, as at mid-2026.
Brisbane has moved from Australia's most affordable east coast capital to one of its strongest performing property markets. Interstate migration, a decade of infrastructure investment and the lead-up to the 2032 Olympic and Paralympic Games are all reinforcing demand for both housing and rentals.
For landlords, the defining feature of the current market is scarcity. Brisbane's rental vacancy rate has sat below 1% for an extended period — well under the 3% level generally considered a balanced market — which continues to support rent growth and very short leasing times for well-presented properties.
Growth has broadened out from the inner ring to the middle and outer suburbs, plus Logan, Ipswich and Moreton Bay, where lower entry prices continue to deliver the strongest gross rental yields in the wider Brisbane market.
Key Market Indicators
Values across both houses and units remain well above levels recorded a year earlier, even after a softer few months.
$1.21M
Median House Value
+14.3% annually
$875,000
Median Unit Value
+17.1% annually
$1.10M
Median Dwelling Value
Greater Brisbane
Units have outperformed houses over the past year, driven by affordability pressure pushing buyers and tenants toward apartments and townhouses. That shift is also visible in rents, where unit growth has closely tracked houses.
Rental Market Conditions
Brisbane rents rose roughly 6.6% over the year, with houses leading units by a narrow margin.
$680/wk
Median House Rent
+6.7% annually
$570/wk
Median Unit Rent
+6.2% annually
0.9%
Vacancy Rate
National 1.3%
3.0–4.5%
Typical Gross Yield
Higher in outer suburbs
At a 0.9% vacancy rate there is very little slack in the market. Quality properties that are priced correctly and presented well are typically leasing within one to two weeks, and landlords retain strong negotiating leverage on both rent and tenant selection.
Suburb Yield Analysis — Brisbane
Click any column header to sort. Gross yield = (weekly rent × 52) ÷ median price.
| Woolloongabbaunit | $690k | $620 | 4.7% | 1.3% | +17.5% |
| Logan Centralhouse | $640k | $560 | 4.5% | 0.8% | +18.4% |
| Newsteadunit | $780k | $680 | 4.5% | 1.4% | +16.8% |
| Ipswichhouse | $690k | $570 | 4.3% | 0.9% | +17.2% |
| Strathpinehouse | $830k | $630 | 3.9% | 0.9% | +16.1% |
| Zillmerehouse | $880k | $650 | 3.8% | 0.8% | +15.6% |
| Wynnumhouse | $1.1M | $720 | 3.6% | 1.0% | +14.0% |
| Chermsidehouse | $1.2M | $760 | 3.3% | 1.1% | +13.4% |
| Mount Gravatthouse | $1.2M | $780 | 3.3% | 1.0% | +12.8% |
| Coorparoohouse | $1.4M | $850 | 3.1% | 1.2% | +12.1% |
Yields are indicative based on current median prices and rents. Actual returns may vary.
Vacancy Rate Heat Map — Brisbane
Suburbs sorted by vacancy rate — lower vacancy means stronger tenant demand and less competition for landlords.
Logan Central
0.8%
$560/wk
Zillmere
0.8%
$650/wk
Ipswich
0.9%
$570/wk
Strathpine
0.9%
$630/wk
Springfield Lakes
0.9%
$610/wk
Wynnum
1.0%
$720/wk
Mount Gravatt
1.0%
$780/wk
North Lakes
1.0%
$670/wk
Chermside
1.1%
$760/wk
Coorparoo
1.2%
$850/wk
Woolloongabba
1.3%
$620/wk
Newstead
1.4%
$680/wk
A vacancy rate below 2% is generally considered a landlord's market. Below 1% indicates critical rental shortage.
Population Growth & Housing Demand
Queensland continues to record the strongest net interstate migration of any state, and greater Brisbane absorbs the largest share of it.
Greater Brisbane Population
~2.8M residents
Projected by 2046
~3.8M residents
Around 1 million more people over two decades
South East Queensland's regional plan targets close to 900,000 additional dwellings by 2046 — a build rate the market has not yet reached.
Housing Market Structure
Brisbane remains a house-dominated market, but medium and high density stock is growing fastest, particularly in the inner ring and around transport hubs.
Roughly a third of Brisbane households rent, which is a larger tenant pool than either the Gold Coast or Toowoomba and a key reason leasing periods stay short.
Economic Base
Brisbane's economy is broad based, which reduces the single-industry risk found in some regional markets.
Health & Social Care
Education
Construction
Professional Services
Public Administration
Resources & Energy
Tourism & Events
Transport & Logistics
Infrastructure & Olympic Pipeline
A pipeline of city-shaping projects is underway ahead of the 2032 Games.
Brisbane 2032 Olympic & Paralympic Games
Venue, transport and precinct investment across the city, with the largest concentration of works in the inner south and along the river.
Cross River Rail
A second rail crossing of the Brisbane River with new underground stations, unlocking capacity across the whole South East Queensland network.
Queen's Wharf & river precincts
Multi-billion dollar integrated resort, retail and public realm redevelopment reshaping the CBD riverfront.
Brisbane Airport expansion
Ongoing terminal and precinct investment supporting freight, tourism and employment in the city's north east.
Hospital and health precinct upgrades
Continued expansion of major hospital campuses, sustaining one of the city's largest employment sectors.
Market Tailwinds
- Sub-1% vacancy rate keeping leasing times short
- Strong net interstate migration into Queensland
- Olympic and Cross River Rail infrastructure pipeline
- Broad, diversified employment base
- Rents still below Sydney and Perth on a median basis
Market Risks
- Compressed gross yields in the inner ring after strong capital growth
- Rental affordability limits on further rent increases
- Construction cost and trade shortages slowing new supply
- Rising insurance, rates and body corporate costs for owners
Figures are indicative and compiled from publicly available market reporting (CoreLogic, Domain, SQM Research and the Queensland RTA) as at mid-2026. Suburb level data is a guide only — rents and yields vary by street, condition and property type.
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