Brisbane offers a range of property investment opportunities across different budgets and locations. Here’s what’s happening in the market, which areas are worth considering, and how to assess them against your goals, timeframe and the cost of holding the property.
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Brisbane home values fell 2.0% in October 2026 and 6.1% over the three months to October, the largest falls of any capital city. They were still 0.4% higher than a year earlier, after several years of very strong growth.
The slowdown shows in how long homes take to sell. Cotality's October chart pack shows Brisbane homes taking a median 38 days to sell, up from 17 days a year earlier, with advertised listings up 60.4%.
Unlike Sydney and Melbourne, Brisbane's falls have been spread fairly evenly across price ranges. Cotality's September chart pack found less than one percentage point between the declines for Brisbane's most expensive and most affordable houses. Over the year to October, house values were 0.2% lower while unit values were 3.4% higher.
A softer market can give buyers more choice and room to negotiate. The opportunity is to buy well and hold for your planned timeframe, with rent and ongoing costs that fit your budget.
Brisbane homes: median days to sell
All Brisbane homes, compared with a year earlier
Sources: Cotality October Home Value Index, October Housing Chart Pack and September Housing Chart Pack. Checked 4 November 2026.
North, south-west and south
These suburbs in Moreton Bay, Ipswich and Logan offer different combinations of purchase price, rental income and local amenities. All five have median house prices below Brisbane's median house value of $1,111,530 (Cotality, October 2026). Compare the numbers, then assess the home against your budget and investment plan.
| Suburb | Median house price | 12-month growth | Gross yield | Days on market | Days to lease |
|---|---|---|---|---|---|
| North LakesNorth, Moreton Bay | $1,040,000 | +11.8% | 4.1% | 33 | 18 |
| CabooltureNorth, Moreton Bay | $919,950 | +15.0% | 4.1% | 38 | 19 |
| Springfield LakesSouth-west, Ipswich | $973,000 | +15.2% | 4.1% | 27 | 19 |
| RipleySouth-west, Ipswich | $900,000 | +12.5% | 4.0% | 33 | 18 |
| YarrabilbaSouth, Logan | $850,500 | +14.9% | 4.2% | 33 | 20 |
PropTrack house figures, November 2025 to October 2026; each suburb name links to its source. Days on market measures selling time; days to lease measures rental advertising time. Both are medians. Gross yield is before costs. Suburb medians cover all houses, not just new homes, and past growth is not a forecast. Brisbane's median house value comes from Cotality and is calculated differently, so treat comparisons with it as a guide. Figures checked 4 November 2026.
The only suburb of the five with a median house price above $1 million, at $1,040,000. Houses leased in a median 18 days, the quickest of the group alongside Ripley, and postcode 4509 had 0.9% vacancy in September 2026, in line with Brisbane overall.
A $919,950 median and a 4.1% gross yield, though houses took the longest of the five to sell, at a median 38 days. Waraba, formerly Caboolture West, is the council's biggest planned growth area, so check the new housing supply around any home.
Shops and services are close by at Orion Springfield Central in neighbouring Springfield Central. Houses sold fastest of the five, in a median 27 days, and grew 15.2%, the most of the group. Postcode 4300 had the lowest vacancy of the five at 0.6% in September 2026.
Ripley Town Centre has a Coles supermarket, a medical centre and around 20 specialty stores. Ripley sits in the Ripley Valley priority development area, so new homes will keep being added nearby. Houses leased in a median 18 days, the quickest of the group alongside North Lakes, and postcode 4306 had the highest vacancy of the five at 1.3%.
The lowest median house price ($850,500) and the highest gross yield (4.2%) of the five. Yarrabilba is a state priority development area planned for up to 20,000 dwellings when fully developed, so new homes will compete for buyers and tenants for years.
Rental demand
Houses in these five suburbs took a median 18 to 20 days to lease. North Lakes and Ripley were quickest at 18 days. These figures help compare rental demand, alongside the rent achieved and the number of competing homes.
Rental vacancy was low across all five postcodes in September 2026, from 0.6% in 4300 (Springfield Lakes) to 1.3% in 4306 (Ripley), compared with 0.9% across Brisbane (SQM Research). Postcodes 4207 (Yarrabilba), 4509 (North Lakes) and 4510 (Caboolture) were 0.7%, 0.9% and 1.0%.
A vacancy rate is the share of rental homes advertised for three weeks or more, and one postcode can cover more than one suburb. Low vacancy points to steady demand from tenants, alongside the rent achieved and the number of competing homes. It does not guarantee that a particular property will lease quickly, especially where new homes are still being built nearby.
For the property you are considering, compare recently leased homes with similar bedrooms, parking and location. Check their rent and time advertised, plus how many similar rentals are still available. New estates and older streets within the same suburb can perform differently.
New homes and the cost of holding
A new home and an established home at the same price can have different holding costs. Rent, maintenance, depreciation and the timing of tax deductions all affect the amount you fund.
New builds can still be negatively geared against wages and other income. For established homes bought after 7:30pm AEST on 12 May 2026, from 1 July 2027 losses can only be offset against residential property income, including capital gains. Unused losses carry forward, and homes held before that time are not affected. Treasury explains the rules.
Use the purchase price, loan, expected rent, property expenses and depreciation for each home. Have a registered tax agent confirm eligibility and calculate the tax outcome. The tax benefit belongs in the comparison alongside the price you pay.
Start with why you are investing
Before choosing a suburb, put a dollar figure and a timeframe behind the goal. How much additional wealth or income are you aiming for? When will you need it? How much can you contribute each week while holding the property?
A property intended to build wealth over 15 years needs a different assessment from one you expect to sell in five. Buying costs, debt, ongoing cash contributions, selling costs and tax all affect what you finish with. A headline capital gain is only one part of that calculation.
Access Wealth assesses properties against its 20 Point Investment Criteria and more than 100 data points. That research starts with the outcome you want and works through to the property, with allowances for vacancies, higher costs and interest rates.
See the full process on How We Work.
Common questions
That depends on your goals, budget and how long you plan to hold the property. Brisbane home values fell 6.1% over the three months to October 2026 but were still 0.4% higher than a year earlier (Cotality), and homes are taking longer to sell, which can give buyers more room to negotiate. A worthwhile purchase needs a fair price, evidence of rental demand and ongoing costs that fit your budget.
PropTrack data for November 2025 to October 2026 puts median house prices across the five suburbs on this page between $850,500 in Yarrabilba and $1,040,000 in North Lakes. Cotality put Brisbane’s median house value at $1,111,530 in October 2026. The two measures are calculated differently, so treat the comparison as a guide.
PropTrack’s gross rental yields for houses across the five suburbs ranged from 4.0% in Ripley to 4.2% in Yarrabilba over November 2025 to October 2026, with median rents from $640 a week in Yarrabilba to $715 in North Lakes. Gross yield is the year’s rent as a share of the price, before costs such as interest, council rates, insurance and property management.
SQM Research put Brisbane’s rental vacancy rate at 0.9% in September 2026. In the postcodes covering the five suburbs on this page, it ranged from 0.6% in 4300 (Springfield Lakes) to 1.3% in 4306 (Ripley). Check how many similar homes are competing for tenants near the property you are looking at.
Start with what you want to achieve, put a dollar figure behind it and set the timeframe. Then work out what you can borrow and comfortably contribute while holding the property. Those numbers shape your property strategy and roadmap. Compare suburbs on price, rent, vacancy and supply, then assess the individual home against that plan.
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