Brisbane property market data, trends, forecasts

Brisbane property market news

After a blazing run of growth followed by a sudden and sharp downturn, the Brisbane property market is back on a historic rise. Home values exploded by +42.7 per cent from the Covid trough to the market peak in June 2022, and while prices fell fast from that peak, CoreLogic data shows that a continuous run of growth since 2023 has seen prices soar back up to record highs. 

Brisbane property prices - November 2024

The impact of rising interest rates took some time to be felt in Brisbane when compared to other markets thanks to superior affordability, and an extended period of high interstate migration to Queensland has helped bolster housing in the state. Price growth, while slowing, is continuing to defy the high-rate environment, sending values back up to peak levels once again — and crowning Brisbane as Australia's second-most expensive city. 

Listings remain low across the city, although they're now on the rise. Compared to 12 months ago, the number of new listings was up +1.7 per cent in Brisbane, with total listings up +6.3 per cent, suggesting sellers are actively capitalising on recent gains. Demand is also tracking steadily, with sales volumes up by +5.1 per cent in the 12 months to November 2024, and there are signs that buyers are out in force. 

That strong buyer appetite has pushed Brisbane's median days on market (DOM) down to just 22 for the November quarter, up from 17 days 12 months ago. The market has seen an overall easing in the second half of 2024, though solid price gains continue.

Brisbane house prices

After the house-led boom over the past two years brought attached housing prices up to record levels, it was to be expected that the average house price in Brisbane would be first in line to experience a correction. A sharp rebound occurred in 2023, though, and that's followed through into 2024.

Brisbane house prices - November 2024

The median house price in Brisbane got another solid boost in November, gaining another +0.6 per cent. Across the quarter, house prices were well into the green with +1.6 per cent in value added, with annual growth sitting at +11.0 per cent.

Top 5 Brisbane suburbs for first home buyers - houses

Brisbane's median house price skyrocketed over the past two years, making affordable housing harder to come by for first home buyers. Here are some of our top picks for Brisbane suburbs where you can buy below the median house price.

Top Brisbane suburbs under $500,000 house price

Brisbane unit prices

Unlike houses, the Brisbane unit market declined at a relatively gentle rate throughout the downturn as investors and first home buyers seek out value, and now major growth has returned in spades with units clearly outperforming houses. 

Brisbane unit prices - November 2024

The median unit price in Brisbane shot up by +0.8 per cent in November, bringing quarterly changes right up to +2.7 per cent. Over the past 12 months, Brisbane units have increased in value by a full +18.0 per cent, bringing the median price to just under $678,000.

Top 5 Brisbane suburbs for first home buyers - units

Units offer better affordability for first home buyers in Brisbane, although median prices have still climbed since 2020. Here are some of our top picks for Brisbane suburbs where you can buy below the median unit price. 

Top Brisbane suburbs under $500,000 unit price

Brisbane property market forecast 2024-25

After such historic growth over the pandemic and the correction phase that followed, Brisbane's market recovery looks well entrenched. The question is, how much further can price growth go in this cycle? 

NAB's latest Brisbane house price forecast indicates that we could see growth of +12.7 per cent in 2024 with a further +5.0 per cent to come in 2025. 

Westpac's Brisbane real estate forecast sits at a similar level of +12.0 per cent in 2024, again followed by +3.0 per cent for 2025. 

Big four banks' Brisbane home price forecasts 2024-25

Whether or not this growth can be achieved still largely depends on the supply and demand dynamic over the rest of the year. Interest rates had extensive impacts on the market and, while there is now a period of stability, the high rate environment is still causing stress for buyers and homeowners alike. 

Currently, the RBA sits at 4.35 per cent, a long way up from the emergency-level 0.1 per cent rate borrowers were enjoying until May 2022. The banks expect there will be no further hikes, with rate cuts to begin in the first half of 2025.

Big four banks' cash rate forecast 2024-25

Brisbane apartments substantially outperformed houses throughout the downturn, and that dynamic is now being seen in the latest upswing as well. 

For one thing, the 2021 boom was house-led. Affordability in the house market has reached critical levels, even in Brisbane, and with house prices gaining a significant amount more than units, they also had further to correct. 

Units are also expected to appeal further to incoming investors as immigration is set to ramp up significantly, bringing additional demand to the rental market. Looking longer-term, the Brisbane Olympics is another reason the city is seeing an increase in investor activity.

What are industry experts saying about the Brisbane property market?

Michael Yardney - Director of Metropole Property Strategists

"Despite more homes being listed for sale and rising prices making property less affordable, the Brisbane property market is expected to keep steaming ahead over the balance of 2024 and well into 2025.

A slowdown in construction has hampered the supply of new housing, concentrating demand on existing properties.

Both buyer and seller confidence increased in the early part of this year, with the thought that potential rate cuts could boost borrowing capacity, giving buyers more money to spend.

Moving forward, Queensland has been tipped to have more million dollar suburbs than Victoria in 2025, according to analysis by Ray White."

Dr Nicola Powell - Chief of Research & Economics at Domain

"What we have is very much a multi-speed market across our capital cities. While price rises in most capital cities are losing momentum, in Perth and Brisbane, they’re doubling. Perth is having another heyday, reminiscent of the mining boom, and Queensland is still seen as a strong lifestyle location.

Both of those markets are under-supplied with property and have had strong population growth, which is, at the same time, increasing demand. In Brisbane, supply is 34 per cent below the five-year average, and the median house price will soon crack $1 million."

Brisbane house prices graphs and charts

The latest Brisbane property price graph from CoreLogic's monthly chart pack clearly shows the rapid acceleration and sustained highs of the Brisbane property market followed by an equally sharp decline. The worm turned swiftly once again in 2023 and continues to move upward in 2024. 

The massive upward surge from early 2021 follows a lengthy period of stagnation for Brisbane, becoming one of the most explosive times of growth in Australian history. It would take a similarly historic crash to wipe out even the majority of the gains built up in Brisbane over the recent boom. Half-way through 2023, it became safe to say that a crash of that magnitude is no longer on the cards. 

Looking at the wider context of the housing market over time, we can see in this 30-year house price growth chart that Brisbane's recent gains have shot prices up at a historic rate.

The declines over recent months pale in comparison to the surge in growth seen across South East Queensland since the pandemic began.

Brisbane property info for sellers

According to Domain's figures, the Brisbane auction clearance rate has been hovering around low levels, although it's important to note that Brisbane is not considered to be an auction city. Days on market (DOM), meanwhile, is holding significantly lower than most other cities.

Brisbane property investment

The Brisbane property market is a mixed proposition for investors. Prices are substantially higher than they were 12 months ago, however rental vacancies are still hovering around record lows. Asking rents continue to increase, and further demand is expected as population growth remains at historic levels. High interest rates have driven some investors out of the market, though, as ballooning mortgage repayments have outweighed higher rents in some cases.

Top 5 suburbs for Brisbane investors

BuyersBuyers' latest Investor Special Report detailed some of the top suburbs where Brisbane property investors could find strong potential. 

The report noted that "much of south-east Queensland is suffering from a chronic shortage of available rental stock as population growth has boomed. There is little respite on the horizon, and we expect rental vacancies to remain extremely tight over the year ahead."

Top suburbs for investors to buy units in Brisbane

With the Olympics coming to Brisbane in 2032, investors considering the long-term are wisely eyeing off the city as the market looks set to benefit many years beyond the Games. 

Looking to invest in Brisbane property? 

• Check out our list of best suburbs to invest in Brisbane for 2023
• Dig into some expert advice on where to find the top 10 suburb picks for Australian investors
• Find out the Brisbane suburbs with the highest rental yield
• On a budget? Here are the top 10 cheapest suburbs to buy in Brisbane