Brisbane’s Property Market – Spring 2025

4 MIN READ | By Danielle Clark | Updated on November 27, 2025

Brisbane’s housing market remained one of Australia’s strongest performers in October, with values rising 1.8% month-on-month and 4.9% over the quarter. Since the first interest rate cut in February, Brisbane prices are up 9%, continuing their multi-year outperformance of other capitals. 

Momentum remains strong, supported by rapid population growth, tight rental conditions, and relatively low stock levels. Clearance rates and competition remain high across both detached and attached markets. 

Rents & vacancy: what’s happening now (Brisbane) 

Rental conditions remain extremely tight, underpinning investor returns and reinforcing the broader price uptrend. 

Brisbane rents have continued to accelerate through 2025, with house rents up 5.6% and unit rents up 6.5% over the past 12 months (Cotality’s rental index). Unit rents are rising faster due to affordability pressures, increased migration demand, and subdued apartment construction. 

Vacancies remain one of the lowest in the country. SQM Research reports Brisbane’s vacancy rate at ~0.9–1.0% in September 2025 well below equilibrium levels (2.5–3.5%). This severe undersupply continues to place upward pressure on rents and contributes to strong investor activity. 

Source: SQM Research

Suburb-level heat map: the leaders of 2025 so far 

Cotality’s SA3 leaderboard highlights significant growth across Brisbane’s northside, bayside, and inner-city precincts. Top growth areas over the past 12 months include: 

Source: AU-HVI-Nov-2025 

What’s driving conditions (and what could change) 

Low stock, strong demand 

While national listings sit below average, Brisbane remains one of the tightest markets: 

• Newly advertised stock is well below long-term norms 

• Buyer demand remains strong relative to available listings 

• Time on market is compressed for both houses and units 

This imbalance continues to support upward price pressure. 

Macro Watch: Investor Credit 

Investor activity in the property market continues to rise nationwide, and Brisbane, with strong yields and rent growth is a key beneficiary. Regulators remain alert as investor housing credit growth has accelerated (fastest since 2015 per RBA), raising the odds of prudential tightening if momentum persists. Per the table below, investor credit growth has increased by 50% in the last two years. 

New Residential Loan Commitments (National) 

Sources: AU-HVI-Nov-2025 and Reserve Bank of Australia 

Looking ahead 

Investors appear increasingly confident that Brisbane’s fundamentals including, tight rental supply, strong population inflows, and constrained construction will continue to support above-average returns. If you are considering expanding your portfolio into Brisbane, we’d welcome the opportunity to discuss this with you.