Brisbane property values
Still the growth story of the majors - +14.8% for the year - but the correction knocked in June. Values, drivers and forecasts on one sheet.
Sheet BNE.01 · Updated August 2026 · Sources: Cotality, Domain, PropTrack, RBA - full list on the Sydney sheet
Other locations: Sydney · Melbourne · Perth
Brisbane posted its second straight monthly fall in July (-0.6%) - the 2026 correction reached Queensland in mid-2026, even with values up 14.8% over the year. (Cotality HVI, Jul 2026)
A decade of Brisbane medians
A long, steady climb, a COVID surge, and then the 2023-26 boom that added more than $400k to the median house - now topping out at a record $1.21m.
Median price, houses vs units - 2016 to June 2026
The boom is topping out
After 76.6% growth in five years, Brisbane's June quarter was its weakest positive result in six years - and June-July values went backwards on the Cotality index for the first time this cycle.
But this is a tight market cooling, not a loose one cracking: vacancy is the lowest June on record, rents are at records, and the affordable corridors are still growing at 20%+ a year. The 4.35% cash rate caps what buyers can pay; the shortage keeps a floor under what sellers accept.
| Correction status | Second consecutive monthly fall in July; -0.6% for the quarter (Cotality) |
|---|---|
| Annual growth | +14.8% dwellings · houses +14.3% · units +17.1% (Cotality, Jul 2026) |
| Domain house median | $1.21m record - +0.4% qtr, weakest positive pace in 6 years (Jun qtr 2026) |
| Auctions | Clearance ~26-38% on 164 auctions (sources differ); market shifting to private treaty (My Housing Market / Cotality, Aug 2026) |
| Days on market | 23 days - up 3 on the month (Cotality, Jul 2026) |
| Listings | Total listings +23.2% on a year ago (Cotality, Jul 2026) |
| Rents | House $700/wk and unit $660/wk - both records (Domain, Jun qtr 2026) |
| Yield / vacancy | Houses 3.2%, units 4.0% · vacancy 0.6% - lowest June on record (Cotality / Domain) |
The national rate path
Every capital answers to the same cash rate: 2025's three cuts fuelled the boom's last leg, 2026's three hikes ended it. Held at 4.35% on 11 August; the big banks do not expect the first cut until around mid-2027.
RBA cash rate - May 2022 to August 2026
The 2032 Olympics build is underway
A $7.1bn Games venues program - including the ~$3.8bn Victoria Park stadium and $2.5bn Brisbane Live arena - sits inside roughly $10.3bn of committed infrastructure, underwriting long-term confidence.
Migration keeps arriving
Greater Brisbane added about 58,200 residents in 2024-25, including ~11,100 interstate movers - mostly out of Sydney and Melbourne.
Units are the boom within the boom
Units +17.1% for the year against houses +14.3%, driven by the affordability shift and a chronic apartment shortage.
The correction arrived late, but arrived
After +76.6% in five years, values slipped in June and July as 4.35% rates capped borrowing capacity and clearance rates collapsed.
The corridors have not noticed
Logan-Beaudesert and Ipswich were still growing 21-23% year on year to June - the affordable catch-up is still running.
Published 12-month Brisbane forecasts
$25,000,000 - 17 Julius Street, New Farm
The standing Brisbane record (October 2025) - and Domain reported a parade of trophy listings across Hamilton, Ascot and New Farm continuing into May 2026.
About $20,000,000 - Luminare Grand Penthouse, Newstead
Listed at a guide that would make it Queensland's most expensive apartment sale - the top-end test of the correction. Listing, not a completed sale.
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