RPM is at the forefront of the property industry, setting new standards in market intelligence, expertise, and creativity. With a proven track record spanning three decades, our unsurpassed market knowledge and data-driven insights have ensured our partners achieve excellent outcomes, and our clients, exceptional returns.
Our services include:
• Project Sales & Marketing
• Research Data & Insights
• Land Transactions & Advisory
$4B+
55+ Highly respected, trusted development partner
land transactions
100+
Research partner of the Urban Development Institute of Victoria A multi-disciplined team of property experts
40,000+
Lot yield on current projects
Active projects across Queensland, New South Wales and Victoria
A Data Driven, Holistic Approach to Property
RPM’s Research, Data & Insights division provides in-depth analysis on current local and overseas economic and property market conditions. The team consists of economists, property experts, and GIS analysts that provide real-time market intelligence, and analytical and strategic advice.
Our knowledge and expertise are an invaluable resource for RPM’s developer clients, empowering them to make intelligent, informed, and strategic decisions when evaluating residential developments and investment opportunities.
Our data and analysis help clients maximise their marketing efforts and achieve sales targets on their estates. Each month we collect extensive data on approximately 350 estates in Victoria, 140 estates in Queensland and 180 in New South Wales, providing our clients with a comprehensive understanding of the market dynamics. This also underpins the core strategic decision-making of our own business.
We profile every lot including lot size, price, orientation, sqm rate and title status, monitoring through to final sale.
Volume of lots sold
Dollar per sqm rates
Stock release levels
Volume of stock returned to market
Your dedicated research team:
Michael Staedler General Manager Research, Data & Insights
Distribution of lots of a particular size
Distribution of price points
Activity levels by market, product & developer
Stock level fluctuations
Simon Brinkman Research Manager - QLD Research, Data & Insights
This rich data helps our team and clients to better understand:
Megha Saha Research Analyst Research, Data & Insights
Overview
• Soaring demand and tight supply push SEQ land prices up 15%, breaking the median rate per square metre beyond $1000 for the first time.
• Outer regions like Toowoomba and Scenic Rim surge as buyers prioritise affordability, space & lifestyle, and value.
• Rate cuts lift sentiment, with investor activity in Queensland outpacing Victoria for the first time in five years.
South East Queensland’s (SEQ) land market remains under sustained pressure, with demand continuing to outpace supply. Just over 8,000 vacant land lots* were registered in the year to March 2025 (the lowest figure in over a decade) highlighting the severity of supply constraints across the region.
At the same time, buyer demand has held firm, pushing available stock below one month in many key growth areas.
The median land price rose 15% over the year to reach $425,000, underpinned by shrinking lot sizes (now averaging 420sqm) and surging demand. The price per square metre rate has now crossed $1,000 for the first time on record – a milestone that underscores how acute land scarcity has become. The most significant growth was recorded in Toowoomba (+51%) and Scenic Rim (+29%), as buyers continue to seek affordable housing options.
Meanwhile, broader economic conditions are showing early signs of becoming more supportive. The Reserve Bank of Australia’s (RBA) 0.25 basis point rate cut in May, bringing the cash rate down to 3.85%, has begun to restore consumer sentiment. With borrowing power improving and repayments easing, confidence is returning to the market. Historically, interest rate reductions have spurred residential land activity, and the early rebound in the Consumer Confidence Index suggests a similar pattern may be emerging.
Investor sentiment is also strengthening. Queensland investor loans rose 24% year on year to 47,015 –overtaking Victoria for the first time in five years.
There is growing confidence in SEQ’s long term fundamentals: strong population growth, a pipeline of infrastructure investment, and the economic uplift expected from the 2032 Olympic Games.
The challenge to unlock future land supply only deepens every year we fall short of current demand. With active project pipelines unevenly distributed and land constraints more pronounced in Brisbane, Moreton Bay, and Logan, further strategic planning responses will be critical to ensuring SEQ’s housing pipeline can keep pace with demand.
Clinton Trezise
Managing Director
Queensland & New South Wales clinton@rpmgrp.com.au
Peter Neale
Managing Director
Queensland & New South Wales petern@rpmgrp.com.au
Population Growth
Queensland added 102,756 new residents in 2024, a 2% annual increase. While the pace has eased from the record surges in 2023, growth remains well above the state average of 76,986.
What’s notable isn’t just the headline figure, but the consistency of elevated growth over multiple years. Even with a slowdown in interstate migration and a more tempered pace of international arrivals, Queensland’s appeal hasn’t wavered.
Population Growth - 12 months to December 2024
Source: Australian Bureau of Statistics Long term average: +76,986 pa
Interest Rates and Consumer Confidence
The RBA has delivered two rate cuts so far in 2025, with the May decision bringing the cash rate down to 3.85%, returning it to levels last seen two years ago.
Early signs point to a lift in confidence. The Consumer Confidence Index rose to 92.1 in May, up from previous lows. It’s still well below long term norms, but the upward movement suggests households are beginning to feel some relief. That said, SEQ’s demand was already strong, underpinned by population growth and tight supply. What the rate cuts may do now is add fuel to that demand – particularly for first home buyers who were previously sidelined by serviceability hurdles.
In past cycles, falling rates have typically spurred greater market activity. If the trend continues, the second half of 2025 could see even more pressure on already constrained supply.
Investor Loans
Investor activity in Queensland continues to build. In the year to March, investor loans jumped 24% to 47,015. This marked the first time in five years that Queensland surpassed Victoria in total investor loans, edging ahead by 8%.
Several forces are fuelling this shift. Robust population growth is underpinning long term demand, while significant infrastructure investment is reshaping key growth corridors. The 2032 Olympic Games are also playing a part; sharpening investor focus on Queensland’s medium to long term potential.
This is occurring against a backdrop of an increasingly constrained housing market. Low land supply, rising rents, and sustained demand are creating fertile ground for capital growth.
Count of Investor Loans - 12 Months
Source: Australian Bureau of Statistics
Greater Brisbane Property Snapshot
Greater Brisbane’s property market continues to outperform. The median house price climbed 7% over the year to March, reaching $960,000, making it the second most expensive capital city in the country behind only Sydney.
Unit prices saw even stronger momentum, rising 15% to $685,000. This comes after a prolonged period where houses outpaced apartment growth.
The land market told a similar story. Brisbane’s median land price surged 16% year on year to hit $415,000 in March, overtaking Melbourne for the first time. Yet, despite this sharp rise, land in Brisbane is still considered undervalued when compared to house prices.
Median Property Price ($)
Source: Pricefinder and RPM Research, Data and Insights
Attractiveness of the Land Market
Since 2021 Brisbane’s median land price has grown 66% to $415,000 and the build price has grown 59% to $468,456, with the total package price reaching $883,456.
Despite the rapid growth, it is still below the Greater Brisbane median house price of $960,000.
Source: RPM Research, Data & Insights
SEQ Lot Sizing Over Time
53% of lots sold in the past year were under 400sqm, up from just 26% a decade ago.
Land supply across SEQ continues to severely fall behind demand. Just 8,106 vacant land lots* were registered in the year to March 2025, the lowest annual figure in over a decade.
This drop comes at a time when population growth and buyer demand remain pressing. Most key regions (including Brisbane, Logan, Moreton Bay, and the Sunshine Coast) saw year on year declines in lot registrations.
There is a clear, critical need for faster planning approvals and infrastructure investment to unlock development-ready land and keep pace with future housing demand.
Detached Lot Registrations by Region
Brisbane Gold Coast Ipswich Lockyer Valley Logan Moreton Bay Noosa Redland Scenic Rim Somerset Sunshine Coast Toowoomba
Source: Queensland Treasury
Supply by Region
RPM’s analysis of active estates across SEQ shows that future supply is unevenly distributed. Across 148 active projects, there are around 85,000 lots remaining. At historical average sales rates, that equates to roughly 9 years of supply.
But this figure masks wide regional differences. Moreton Bay and Brisbane are facing the tightest conditions, with only 4.6 and 3.4 years of supply left, respectively. In contrast, Ipswich and Logan are better positioned to absorb future demand, with significantly higher years of supply available.
What does a 375sqm lot cost?
$521,550
Victoria Point
$429,000
$354,000
Morayfield
Walloon
$435,000
$360,000
$435,000
Narangba
$380,900
Deebing Heights
$385,500
$579,000
Collingwood Park
$380,000
Warner
Lilywood
Flagstone
Ripley
$465,000 $520,500
$385,000
$420,000
Dakabin
Banya
Caboolture South
South Maclean
$499,900
$394,000
$637,000
Redland Bay
Greenbank
Ormeau Hills
SEQ Land Market
Land prices across SEQ continued to climb in the year to March, rising by $54,000 (+15%) to reach a median of $425,000. That’s more than $1,000 in value added each week.
All major regions recorded annual growth, ranging from a 13% increase in Brisbane to a staggering 51% in Toowoomba. Most regions across SEQ have now crossed the $400,000 median price point, with only Logan, Scenic Rim, and Toowoomba still sitting just below that threshold.
At the same time, the median lot size nudged down to 420sqm, 1% smaller than a year ago. This helped push the price per square metre rate past $1,000 for the first time on record – a clear indicator of growing demand and constrained supply.
Median Price by LGA
SEQ land prices have surged 15% in the past year, leaving Logan, Toowoomba, and Scenic Rim as the only LGAs with a median under $400,000.
Source: RPM Research, Data & Insights
Median Size by LGA
median land size in March 2025 was 420sqm, down just 1% from the same time last year.
Source: RPM Research, Data & Insights
SEQ broke the $1,000/sqm mark in March 2025 after a 17% annual gain.
Source: RPM Research, Data & Insights
Sales Activity by LGA
Source: RPM Research, Data & Insights Sales volumes have been constrained by a lack of available land on market.
Development Sites
Development Sites
James Matley
Sales Director Queensland
Transactions & Advisory james@rpmgrp.com.au
Confidence in SEQ’s greenfield development market has continued to grow since our November update, with demand for developable land reaching unprecedented levels. Competition is fierce, especially for large scale sites within zoned land and existing PDAs (Priority Development Areas), as supply tightens and policy changes begin to reshape the landscape.
Recent government announcements, including the introduction of new Investigation Areas and a new PDA, have only sharpened the focus on SEQ. The region’s strong population growth, paired with deepening housing affordability concerns in inner-city suburbs, is pushing more buyers and developers towards greenfield estates.
But unlocking supply is proving difficult. Infrastructure limitations and planning delays are slowing land delivery across key corridors. Developers are zeroing in on sites that either offer near term planning
SEQ development land market heats up as confidence builds.
certainty (typically standard contracts with short settlements) or long-term strategic value (secured through options, staged settlements, or structured transactions and development agreements).
Recent transactions activity underscores this trend. Land values continue to climb, buoyed by strong interest from both local and interstate players. While elevated construction costs and interest rates remain headwinds, confidence in SEQ’s long-term fundamentals is holding firm.
Notably, the affordability gap between SEQ and Victoria is narrowing. For interstate groups, particularly those based in Melbourne, SEQ now presents a compelling window to establish a pipeline and ride the next wave of growth.
Looking ahead, we anticipate a rise in strategic acquisition, joint ventures, and more direct engagement with all levels of government. Developers are positioning now for the opportunities emerging over the next decade across one of Australia’s fastest growing regions.
Competition remains fierce, especially for large scale sites
Developers are zeroing in on sites that either offer near term planning or long-term strategic value
We anticipate a rise in more long term strategic acquisitions and joint ventures that allow time to navigate a complex approval process
Key Takeaways
Outlook
Headwinds
Affordability
Rapid price growth has pushed pricing beyond the grasp of many buyers. Brisbane has the second most expensive house prices of all Australian capital cities.
Land Availability
Infrastructure, planning complexity, and fewer active estates will continue to constrain land supply.
Trade Shortages
With a large pipeline of public sector projects, there is likely to be further competition for subcontractors and labour.
Construction Costs
Although growth in construction costs is slowing, they will remain elevated and not go backwards.
Tailwinds
Stimulus
With the housing crisis a key political issue, further stimulus is planned from Federal and State governments particularly around FHBs.
Population Growth
Stronger than average population growth expected for Queensland in the coming years, partly due to the large pipeline of construction jobs.
Interest Rates
Economists are predicting further interest rate cuts throughout 2025.
Australian Dream
The Australian dream is still alive with people wanting to own their home.
Concluding Remarks
SEQ’s greenfield land market is heading into the second half of 2025 with momentum, but the tension between supply and demand is only getting sharper.
The fundamentals are hard to ignore: rapid population growth, strong buyer and investor appetite, and a widening gap between the demand for housing and the pace of land delivery.
The market is already showing signs of acceleration. Interest rate cuts have begun to stir confidence, lifting borrowing capacity and nudging previously sidelined buyers back into the market. Investor activity is rising fast with Queensland overtaking Victoria for the first time in five years. The state’s long-term outlook is also winning favour thanks to sustained infrastructure investment and the countdown to the 2032 Olympic Games.
But the path won’t only be about demand, access to required new or upgraded infrastructure along with planning reforms is key for unlocking more land for development.
We recorded the lowest number of lot registrations in five years, and most growth areas are running on less than a months’ stock. As a result, land prices are climbing, and the price per square metre rate has broken through the $1,000 mark for the first time.
The challenge remains finding ways to boost new supply fast enough to meet demand. Developers are adapting, targeting development sites with either fast-tracked delivery potential or longer-term strategic value.
Strategic land plays, joint ventures, and structured deals are all on the rise. Engagement with government, on planning, zoning, and infrastructure, will be critical in the months ahead. In a market where demand is a given, the real impact will be how quickly and effectively supply can be brought to market.
Clinton Trezise
Managing Director
Queensland & New South Wales
clinton@rpmgrp.com.au
Peter Neale
Managing Director
Queensland & New South Wales petern@rpmgrp.com.au
For more information, please visit: www.rpmgrp.com.au
For a detailed market analysis or a tailored report, email the team at: contactus@rpmgrp.com.au
RPM’s SEQ Team
Project Sales & Marketing
Clinton Trezise
Managing Director
Queensland & New South Wales clinton@rpmgrp.com.au
Research, Data & Insights
Michael Staedler
General Manager
Research, Data & Insights m.steadler@rpmgrp.com.au
