Brisbane property market update, August 2025

Brisbane was the top-performing capital city on monthly growth, and remained well ahead of the combined regionals’ pace. On a quarterly and annual basis, Brisbane remained in the top three capital city markets for growth momentum.

Two policy settings are likely to add further demand in the coming months. First, from 1 October 2025 the expanded Home Guarantee Scheme opens to all first home buyers (no income caps, higher price caps, unlimited places) with 5 per cent deposits and no LMI, which will shorten deposit-saving times and pull forward demand. In Brisbane, that means purchasing up to $1,000,000 could require just a $50,000 deposit plus costs. This will be a powerful catalyst at a time supply remains tight.

Second, the 25-bp cash rate cut in August (to 3.60 per cent) has already improved borrowing capacity. There are expectations that further easing will depend on inflation and demand pressures, noting that heavy take-up of first home assistance could temper the RBA’s path.

Construction is also busy on paper. The latest Cotality Cordell data indicates ~$1.5 billion in Queensland projects in the pipeline, ~$700 million earmarked for new residential, and ~$321 million of residential projects commencing in July. Yet pipeline volume isn’t the same as fit-for-purpose supply.

On the ground, demand is strongest for well-located townhouses and boutique apartments, while much of the new product skews to high-rise at premium price points or to fringe-area land release. That gap keeps pressure on the limited stock that truly matches buyer preferences and budgets in inner and middle-ring suburbs.

Nationally, houses have generally outpaced units this year, but not in Brisbane. The unit market continues to lead here. Affordability is a key driver, with the lower-value quartile rising faster than the top end. Sales are also turning over quicker in entry-level segments. Auction activity is stronger and properties are moving faster, with median days on market falling to 23 in August from 25 in July.

Tight listings remain the story. According to SQM Research, total listings lifted modestly to 16,106 in August (from 15,659 in July) but are still 11.6 per cent lower than a year ago and well below the 28,000–30,000 long-run average for Brisbane. New listings were 6,867 in August, 15.7 per cent lower year-on-year. This persistent supply-demand mismatch remains the key upward pressure on prices.

Brisbane dwelling values

Brisbane’s median dwelling value is $949,583 as at August, up 1.2 per cent month-on-month, 3 per cent for the quarter and 7.9 per cent year-on-year, and ahead of the combined capitals on all three time frames. By comparison, Sydney posted 0.8 per cent / 1.7 per cent / 2.1 per cent, and Melbourne 0.3 per cent / 1 per cent / 1.4 per cent.

Source: Cotality

Versus July, growth clearly re-accelerated (July’s monthly change was 0.7 per cent). Cotality’s auction data also shows a healthy bidding environment, with Brisbane’s clearance rate averaging 67.13 per cent in August, higher than 12 months ago in August 2024 when the clearance rate was 64.42 per cent.

Stratified results for the three months to July show lower-quartile values outpacing the middle and upper quartiles across Brisbane. This is a pattern shared with Adelaide and Perth and is consistent with stronger affordability-led demand.

Source: Cotality

Brisbane house values

Houses rose 1.2 per cent in August, 2.9 per cent over the quarter and 7.3 per cent annually. The median Brisbane house value is $1,040,651. Momentum has picked up from July, when monthly growth was 0.7 per cent.

Relative to other capitals in August, Brisbane’s monthly house gain (+1.2 per cent) surpassed Sydney (+0.9 per cent), Melbourne (+0.4 per cent), Adelaide (+0.9 per cent), and Perth (+1.1 per cent). This keeps Brisbane in the leading group for detached housing performance.

Source: Cotality

Brisbane unit values

Units continue to outperform houses in Brisbane. Unit values rose 1.3 per cent in August, 3.9 per cent over the quarter and 11.1 per cent annually, lifting the median unit value to $740,992.

Compared with July, unit growth momentum edged higher, up from +1.1 per cent last month. The affordability edge, investor participation and preference for well-located, lower-maintenance property keep this segment competitive.

Source: Cotality

Brisbane rental market

Rental conditions remain very tight. Vacancy rates held at 0.9 per cent, unchanged on last month’s reading.

Rents are re-accelerating across both product types. House rents are up 5 per cent annually (from 4.3 per cent last month), while unit rents are up 6.2 per cent (from 5.6 per cent). Gross yields remain steady at 3.4 per cent for houses and 4.4 per cent for units.

Nationally, rental growth has been lifting in 2025 as vacancy rates sit near record lows, a trend Brisbane shares with most other locations nationwide.

Summary

Looking ahead, price growth is likely to remain firm through spring. Demand-side stimulus (rate cuts, first home buyer changes) meets scarce, often-misaligned supply. On the ground, competition is intense. Multiple offers with 5–15+ bidders are common, and we’ve seen as many as 23 buyers on a single property recently. Auctions also continue to draw several registered bidders.

With values rising month-on-month, the opportunity cost of delay is real. Getting purchase decisions right, and transacting sooner, matters more than ever in Brisbane’s inner and middle-ring suburbs due to escalating prices.

For buyers, the practical takeaway is simple. Focus on A-grade assets in A-grade locations, be finance-ready, and use clear pricing frameworks and auction/bidding strategies that suit current conditions. For investors, tightening rental markets and steady gross yields add another layer of support, particularly in the unit segment.

Brisbane remains one of the nation’s frontrunners, with momentum, policy tailwinds and chronic undersupply likely to keep the city on a growth path into the final quarter of 2025.

Melinda Jennison is the president of the Real Estate Buyer's Agents Association of Australia and managing director of Streamline Property Buyers.