Brisbane property market update, November 2025

Against the other capitals, Brisbane remains one of the frontrunners. Perth is still the standout, with values up 2.4 per cent over the month and 7.4 per cent over the quarter, while Adelaide matched Brisbane’s 1.9 per cent monthly result but posted slightly softer quarterly gains. Sydney and Melbourne, by comparison, delivered more modest monthly rises of 0.5 per cent and 0.3 per cent and quarterly growth around 1.6–1.8 per cent, highlighting that price growth remains skewed towards the mid-sized capitals where listings are tighter.

On the ground in Brisbane, we are seeing buyer activity more skewed towards the more affordable price points, which remained extremely competitive in November, particularly under the $1 million price cap that applies for many buyers accessing the expanded First Home Buyer Guarantee Scheme. That segment has been busy since October, but in November, we also saw a noticeable lift in competition between $1 million and $1.5 million, with multiple-offer scenarios becoming the norm rather than the exception. It’s not unusual, at the moment, to see at least half a dozen offers on well-located houses, units and townhouses, and buyers who hesitate are simply missing out.

Brisbane’s auction clearance rate lifted to just under 74 per cent in November, up from about 72 per cent in October and well above last year’s mid-50 per cent range. Median days on market remain very low at around 21 days, unchanged from October and roughly a week faster than the decade average, underscoring how quickly buyers must move.

Investor and first home buyer activity is still underpinning a large share of demand. In Queensland, investors account for around 38.3 per cent of housing finance commitments, while first home buyers make up roughly 27 per cent, confirming that both groups remain very active in this market.

The expanded First Home Guarantee scheme, which allows eligible buyers to purchase with a 5 per cent deposit and no lenders’ mortgage insurance and has had its income and property price caps substantially lifted, is expected by Domain’s research team to lift home prices nationally by 3.5 per cent–6.6 per cent in its first year, mainly by pulling forward demand into the sub-cap price brackets.

For Brisbane, where the new cap has been set at $1 million, that means ongoing pressure in the lower- and mid-priced segments through 2026.

Investor sentiment remains remarkably upbeat. The Australian Property Investor Q3 2025 Sentiment Report still ranks Queensland as the state with the best property investment prospects over the next 12 months, although Victoria has closed the gap, reflecting improved affordability in Melbourne.

Around 69 per cent of survey respondents intend to buy as investors in the next year, with a clear preference for detached houses but rising interest in townhouses, villas and even commercial property as buyers search for value.

For Brisbane and regional Queensland, this suggests investor demand will remain a key driver of activity through 2026, particularly in middle-ring suburbs where yields are comparatively stronger and rental demand is deep.

Forward-looking forecasts are broadly aligned in expecting further price growth, albeit at a more moderate pace. SQM Research's Boom & Bust Report by Louis Christopher sets out several scenarios for 2026. Across all four scenarios, Brisbane dwelling prices are projected to rise, with ranges between roughly 8 per cent and 18 per cent depending on the macro backdrop. The base case points to growth of around 10–15 per cent for Brisbane, while a stronger economic rebound scenario pushes that to 13–18 per cent. By contrast, Sydney and Melbourne are forecast to grow more modestly across most scenarios, while Perth remains a standout alongside Brisbane and Darwin for potential double-digit gains.