Brisbane property market update, December 2025

In practical terms, Brisbane continues to sit among the strongest performing capital cities on both quarterly and annual measures, with only Perth edging ahead on annual growth (18.9 per cent) and quarterly growth (7.6 per cent).

This outperformance for Brisbane stands out even more when compared with the “big two” on the east coast. Sydney recorded a -0.1 per cent monthly change, and Melbourne also posted -0.1 per cent, highlighting the diverging conditions between markets still wrestling with sharper affordability constraints and those where supply remains structurally tight.

Across the combined capitals, values rose 0.5 per cent for the month and 2.7 per cent over the quarter, while the national market increased 0.7 per cent over December. So, Brisbane is still running ahead of broader benchmarks.

A key theme across Australia through 2025 has been value growth skewing toward the lower-priced end of the market. In Cotality’s analysis, top growth results have been skewed toward lower-priced dwellings, and nationally, the lower quartile has outperformed higher-value segments over the year-to-date period.

Brisbane reflects this pattern, but importantly, the gap between segments is narrowing. This provides an indication that growth is broadening rather than concentrating in only one segment. Over the three months to November, Brisbane’s lowest 25 per cent of property values rose 6.6 per cent, the middle 50 per cent rose 5.9 per cent, and the highest 25 per cent rose 4.7 per cent.

This aligns with last month’s commentary that Brisbane’s growth had become more even, with the lower quartile still leading growth, but with the middle and upper segments catching up.

Source: Cotality

On the ground, December buyer activity typically brings a familiar rhythm. Engagement and urgency remain strong through the first couple of weeks, then taper as households shift into end-of-year commitments and travel. That was the pattern again this year. Importantly, the slowing in activity did not translate into a meaningful easing of prices, because Brisbane’s bigger story remains supply. Even nationally, Cotality notes that supply constraints have been a key driver of 2025’s relatively strong result for Brisbane.

Locally, new listings in Brisbane were down -9.2 per cent over the four weeks to 30 November compared with the equivalent period last year.

Less new stock entering the market keeps competition elevated for well-located, low-risk properties, particularly those that meet buyers’ non-negotiables around flood exposure, major road noise, flight paths and functional liveability.

Cotality’s Best of the Best 2025 report provides a helpful snapshot of where suburb-level performance has been strongest across Greater Brisbane over the past 12 months. Based on this report, the suburbs showing the highest 12-month change in house values were led by Brisbane City (+ 25.0 per cent), followed by Samford Village (+22.8 per cent), Chermside (+22.1 per cent) and Macgregor (+20.7 per cent). For units, the highest growth was recorded in Hillcrest (+30.5 per cent), followed by Goodna (+29.9 per cent), Caboolture (+25.2 per cent) and Newmarket (+21.6 per cent).

For rental growth, the highest 12-month change in house rents was in Mackenzie (+12.9 per cent), followed by Bardon (+11.8 per cent), Upper Mount Gravatt (+11.6 per cent), and Cannon Hill (+11.4 per cent). Unit rents increased most in Slack Creek (+13.4 per cent), followed by Underwood (+13.3 per cent), Strathpine (+12.5 per cent) and Kingston (+12.3 per cent).

It’s important to treat suburb “top 10” rankings like these as indicative, not definitive. Suburb-level figures are often based on median results, which can move around if a different mix of properties sells or rents (for example, more renovated homes in one period, or more smaller/older homes in another). When sales volumes are low and the rental market is tight, even a handful of transactions can shift the “middle” price materially, so these rankings are best treated as a signal to investigate further, rather than proof of a guaranteed trend.

Finally, the recent Pain and Gain report by Cotality continues to reinforce why Brisbane has been such a powerful wealth-creation market over time. In the September 2025 quarter, Brisbane recorded 99.7 per cent of House resales as profit-making with a median hold period of 8.7 years, and for Units 99.9 per cent of resales were profit-making with a median hold period of 8.0 years. Brisbane was the most profitable market of the greater capital cities and regions across the quarter, with the highest median gain of $444,000 across all houses and units.

In other words, despite the noise of month-to-month headlines, longer-term ownership in Brisbane has overwhelmingly delivered positive outcomes.

Brisbane dwelling values

Brisbane’s median dwelling value finished December at $1,036,323, after a 1.6 per cent rise for the month.

The previous month (November) saw stronger monthly growth of 1.9 per cent and a median dwelling value of $1,015,767, confirming that the pace of monthly appreciation eased slightly into year-end, while the overall price level continued higher.

On a quarterly basis, Brisbane’s dwelling values rose 5.6 per cent over the past three months, well ahead of the combined capitals (2.7 per cent) and the national measure (2.9 per cent).

On an annual basis, Brisbane’s 14.5 per cent result remains one of the strongest among the capitals.

Source: Cotality

Cotality also shows Brisbane “at peak” and up 86.7 per cent over the past five years. This is an extraordinary medium-term run that continues to shape affordability and buyer expectations.

Brisbane house values

Houses remain a strong driver of buyer competition in Brisbane. In December, the median house value rose to $1,131,329, with monthly growth of 1.5 per cent, quarterly growth of 5.4 per cent, and annual growth of 14.0 per cent.

By comparison, November’s median house value was $1,111,431, following a stronger 1.8 per cent monthly rise, a 5.3 per cent quarterly increase and 12.2 per cent annual growth.

The takeaway is that month-to-month price acceleration has softened slightly, but the annual trend has lifted. This reflects how consistently strong results have been layered through 2025.

Against other capitals, Brisbane’s annual performance for houses sits in the top tier, behind Perth (19.9 per cent) and ahead of Adelaide (15.7 per cent) and Sydney (6.9 per cent).

Source: Cotality

This continuing differential is consistent with Brisbane’s supply-demand mix and relative affordability (despite meaningful price growth).

Brisbane unit values

Brisbane’s unit market continued to record firm gains. In December, the median unit value increased to $807,161, rising 1.8 per cent for the month, 5.4 per cent over the quarter and 16.9 per cent over the year.

In November, the median unit value was $792,896, after a 2.2 per cent monthly gain, 6.3 per cent quarterly growth and 15.8 per cent annual growth.

Source: Cotality

The pattern mirrors houses in that monthly and quarterly rates have eased a touch, while the annual increase remains very strong.

Brisbane's rental market

Brisbane’s rental market remains tight, and historically low vacancy is still doing much of the work in supporting rent levels. The latest vacancy rate for Greater Brisbane is 1.0 per cent, which is still extremely low in historical context.

Annual rent growth in December was 6.2 per cent for houses (up slightly from November’s 6.0 per cent) and 6.6 per cent for units (down from November’s 6.9 per cent).

The emerging trend here is subtle but worth watching. Unit rent growth appears to be cooling marginally, while house rent growth has inched higher. This possibly reflects household preferences for space and family-friendly layouts, and the ongoing scarcity of well-located rentals suitable for owner-occupier style tenants.

From an investor perspective, gross yields in Greater Brisbane were reported at 3.2 per cent for houses (down 0.1 per cent month-on-month) and 4.1 per cent for units (unchanged). This spread continues to make units relatively more attractive on yield, while houses remain more heavily influenced by capital growth expectations and land value dynamics.

The investor share of finance is also lifting, which aligns with broader national commentary about increased investor participation. In Queensland, investors comprised 41.1 per cent of home finance in December, up from 38.3 per cent in November.

Summary

Brisbane enters 2026 with a market profile that remains fundamentally supportive of further value growth - strong annual price gains, broadening momentum across value segments, low supply, historically tight rental conditions, and continued buyer competition for quality stock. December’s data confirms that while monthly growth eased slightly from November, the quarterly and annual trends remain strong, with Brisbane outperforming many other capitals over key timeframes.

That said, challenges remain. The shift in inflation expectations has raised uncertainty around interest rates, and confidence has taken a hit - consumer sentiment fell 9 per cent in December, and the time to buy a dwelling index also declined.

Affordability and mortgage serviceability constraints will continue to cap some buyer budgets and push more demand toward smaller homes, attached housing, and outer-ring locations.

Even so, Brisbane’s supply imbalance is difficult to ignore. New listings have been running below last year’s levels, and when stock remains constrained whilst demand remains elevated, price adjustments tend to occur upward, particularly in the segments and suburbs where buyers perceive lower risk and stronger long-term fundamentals.

In closing, Brisbane’s market has cooled only in the way a high-performing market typically cools in late December - through fewer active participants, not weaker underlying conditions. With tight listings, resilient demand, and rents still rising, the groundwork remains in place for values to keep pushing higher as 2026 unfolds, albeit with the pace of growth likely to be shaped by confidence, borrowing capacity and the evolving interest rate narrative.

Melinda Jennison is the president of REBAA and managing director of Streamline Property Buyers.