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Autumn/26
Brisbane
New Build Apartments
New build apartment pipeline Update
Active pipeline +6%
Total number of new apartments Brisbane, built or due to be completed
In Brisbane, the average annual pipeline for new build apartments is trending 6% higher than the 5-year average, according to McGrath Research Considering the time taken for development approval, marketing and construction for projects with 6+ apartments and 3+ storeys, Brisbane could potentially count a total of 11,015 new apartments across projects to be built by the end of 2029, with an average 2,754 new apartments delivered each year By the end of 2026, an estimated total of 4,011 new apartments are due for completion, this being 57% higher than what was delivered in 2025 Over the 2021-2025 timeframe, 13,021 new apartments were built, averaging 2,604 per year.
Apartment
configurations
When exploring the configuration of Brisbane’s new build apartment active pipeline due for completion between 2026 and 2029, 41% of apartments are proposed to be a 2-bedroom apartment, 19% are allocated as a studio or have 1-bedroom and 40% have 3-bedrooms or more, as reported by McGrath Research
New apartments bedroom mix Brisbane, due for completion 2026-2029
New build apartment prices Update
New apartment prices +21.3%
New apartment prices across Brisbane rose by 21 3% in the year ending Q4/25, with 3 6% being in the past quarter The average new apartment price was $17,100/per square metre (sqm) at this time, as reported by McGrath Research This demonstrates ongoing underlying demand is well outpacing the delivery of new supply Annual new apartment price growth has averaged 16.4% over the past five years.
Tracking new apartment average prices
Brisbane, per square metre
Average Price per square metre
$17,100
Brisbane’s middle suburbs saw the most growth in new apartment prices in the year ending Q4/25, according to McGrath Research. Prices in the inner suburbs grew 20.3% to an indicative $19,000 per sqm in this time, to range between an average of $12,500 and $31,000/sqm. Middle suburbs recorded a rise in prices by 26 2% with $13,000/sqm ($11,000 to $15,000/sqm) and the outer suburbs rose 23 5% to $12,100/per sqm, ranging from $9,000 to $18,000/sqm.
Range of new apartment average prices
Brisbane, per square metre, Q4/25
Q4/25
Tracking median prices Brisbane Median price $1,058,600
Brisbane residential property prices have trended higher than a year ago Prices across Brisbane rose by 16 5% in the year ending Q4/25, with a 6 0% increase recorded in the most recent quarter As a result, the median residential value reached $1,058,600. Residential values shift with changes in interest rates, supply and demand, economic conditions, population trends and local infrastructure which influences market appeal and buyer capacity Annual residential price growth has averaged 12 9% over the past five years
Forecast for median prices Brisbane Price outlook +7%
Looking ahead, Brisbane residential prices are likely to rise over the coming year McGrath Research forecast Brisbane residential property prices to increase by 7% at the end of 2026, followed by a further 5% rise in 2027 Residential price forecasts consider interest rates, the balance of supply and demand, economic conditions, population trends and local infrastructure which shapes affordability, demand and market direction
Brisbane Vacancy 1.1%
Residential rental vacancy
The number of residential rental homes in Brisbane is currently undersupplied Brisbane rental vacancy was recorded at 1 1% at the end of Q4/25, rising 10 bps in the quarter whilst falling 20 bps over the past year according to REIA Generally, around 3% vacancy is considered a balanced market between rental supply and demand. Below this equilibrium is considered to be an undersupplied pool of rental homes, which places upwards pressure on weekly rents For the past five years, Brisbane residential rental vacancy has averaged 1 2%
Brisbane Yield -31 bps
Gross rental yield
Brisbane gross rental yields have trended lower over the past year Residential yields fell 14 bps in the Q4/25 quarter to be 3.66% across Brisbane, whilst 31 bps lower compared to a year ago A yield pushing beyond 4% is more desirable for investment properties located in capital cities, while below this, tends to show higher property values relative to rental income Brisbane gross rental yields have averaged 4 02% over the past five years
from a year ago
Tracking median weekly rents Brisbane Median weekly rent
Residential rents across Brisbane trended above the weekly rate recorded a year ago Brisbane rents rose 0 8% in Q4/25, whilst increasing 5 7% over the past year, to stand at $645 per week Rent changes are driven by rental supply, tenant demand, migration trends, economic conditions and investor activity which together impact the vacancy rate. For the past five years, Brisbane rents grew an average 8 7% per annum
Forecast for median rents Brisbane Rental outlook +8%
The Brisbane residential market is continuing to experience upward pressure on weekly rents McGrath Research forecast Brisbane rents to rise 8% at the end of 2026, with a further 6% rise likely in 2027 Rental forecasts take into consideration new and existing supply levels, tenant demand, population changes, economic conditions and local infrastructure all which can influence vacancy rates, rental pressure and future rental growth
Definitions
New build apartments
New apartments are defined as being within a 3+ storey building and with 6+ apartments as defined by McGrath Research.
Brisbane
Brisbane refers to the Greater Capital City Statistical Area or ‘Greater Brisbane’ as defined by the Australian Bureau of Statistics
Inner suburbs
The inner suburbs are considered to be within the 0-5km ring from the Brisbane CBD as defined by McGrath Research.
Middle suburbs
The middle suburbs are considered to be within the 5-20km ring from the Brisbane CBD as defined by McGrath Research
Outer suburbs
The outer suburbs are considered to be outside the 20km ring from the Brisbane CBD as defined by McGrath Research.
Guiding you home
Michelle Ciesielski National Head of Research, McGrath Research
www.mcgrath.com.au/research
