The Brisbane Market

Brisbane’s housing market is finishing the year with strong momentum, with median dwelling values now sitting a little above the seven‑figure mark and monthly growth still running close to 2 per cent in late spring. Buyers are competing hard at open homes and auctions, and well‑located properties under about $1.5 million are attracting multiple offers within a few weeks of hitting the market.

With that said, here are 6 reasons why you should seek help with securing your next property.

1. Overview

Recent market data shows Brisbane dwelling values rose about 1.9 per cent in November alone, taking quarterly growth to around the mid‑5 per cent range and annual gains to roughly 12–13 per cent. That puts the median dwelling value a touch above $1.01 million, with houses edging toward the low‑$1.1 million mark and units closing in on $800,000.

Momentum is particularly strong in the entry to mid‑market brackets, where government incentives and borrowing capacity meet – broadly the sub‑$1 million band and the $1–1.5 million range. Auction clearance rates are in the low‑to‑mid 70 per cent range and days on market sit at about three weeks, both pointing to a clear seller’s market.

What this means for you: Conditions currently favour sellers, but serious buyers who prepare finance, move quickly and focus on quality assets can still secure strong long‑term positions in a rising market.

2. Price Movements in Key Suburbs

Across greater Brisbane, house values have climbed by roughly 12 per cent over the past year, with November alone adding about 1.8 per cent and pushing the median house value to around $1.11 million. Units continue to outpace houses in percentage terms, with annual gains closer to 15–16 per cent and monthly growth above 2 per cent, taking the median unit value to the high‑$700,000s.

Inner‑ and middle‑ring suburbs with strong schools, rail links and lifestyle drawcards remain the pace‑setters, while more affordable pockets on the middle and outer ring are seeing sharp demand from first‑home buyers and upgraders looking to stay under, or just above, the $1 million mark. Data from leading property researchers indicates that Brisbane’s overall dwelling growth rate is currently running ahead of the national capital‑city average.

What this means for you: Buyers targeting houses in premium inner suburbs should expect to pay well above $1.5 million for family‑sized homes. Budget conscious buyers are considering more value in middle‑ring houses or well‑located units and townhouses instead.

3. Stock Levels Analysis

Listing volumes across Brisbane remain tight, with many agents reporting fewer quality properties coming to market than buyer enquiry would justify. This shortage is reflected in median days on market of about 21 days, which is roughly a week faster than the long‑term average, and in auction clearance rates just under 74 per cent.

Low stock combined with steady buyer demand is keeping upward pressure on prices and encouraging competitive bidding, especially for renovated or “move‑in‑ready” homes. For buyers, this environment leaves little room for hesitation, as desirable listings often receive multiple offers.

What this means for you: Treat each suitable listing as scarce, do your due diligence early, and have pre‑approval ready so you can act decisively in the first week on market rather than waiting for a price reduction that may never come.

4. Opportunities for Renovators

With fully renovated houses in popular suburbs breaking well past the $1 million mark, unrenovated or partially updated homes are attracting interest from buyers prepared to add value themselves. In family‑friendly middle‑ring pockets, there are still occasional opportunities to acquire older houses at a lower price point, where thoughtful cosmetic or structural upgrades can add six figures to end value over time.

Units and townhouses are another area where renovation can unlock value, particularly in blocks with solid fundamentals but dated interiors. As unit values have risen strongly yet often remain materially cheaper than comparable houses, renovators can target well‑located attached dwellings with the aim to lift both rental appeal and resale value.

What this means for you: If you are renovation‑minded, focus on structurally sound properties on good land or in quality complexes, where the gap between unrenovated purchase price and renovated market value comfortably covers renovation costs plus a contingency buffer.

5. Investor Activity and Shifts

Investors continue to be drawn to Brisbane due to tight rental markets and solid capital‑growth performance relative to many other capitals. Rising prices have pushed some investors out of blue‑chip house markets and toward higher‑yielding units and townhouses, which are now absorbing a large share of investor demand.

Data‑driven market analysis highlights that investors are actively targeting suburbs with strong population growth, new infrastructure and convenient access to employment nodes, while also paying close attention to yield and vacancy trends. Many are adopting a “quality over quantity” strategy, preferring one or two well‑located, higher‑value assets over multiple lower‑quality properties.

What this means for you: As an investor, factor both growth and yield into your strategy, and be prepared to compete on well‑located units and townhouses where rental demand is strong and maintenance requirements are typically lower than houses.

6. 30‑Day Action Plan

Over the next month, buyers should start by clarifying budget and borrowing capacity, securing written pre‑approval, and shortlisting target suburbs that balance affordability with fundamental demand drivers such as transport, schools and amenities. Given the current pace of the market, having a clear brief and finance ready will be more valuable than trying to time a short‑term price dip.

Enlist the professional help of Arcadia Buyers Agency after your initial preparation such as get your finance, shortlist of needs so we can help with presenting you with the right property, be in the position to move quickly and confidently in what remains a competitive but opportunity‑rich market.

At Arcadia Buyers Agency, our focus is simple. We help you secure the right property for your long-term goals.

Many clients come to us after feeling worn out by the Brisbane market. Long weekends spent at inspections, constant searching, and no real progress. They wanted their time back and a clearer path forward.

We’re here to make that next purchase easier, more strategic, and far more rewarding. Book in for a call.