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Brisbane house prices hit record-breaking highs

Brisbane house prices

Brisbane house prices have soared to record heights for the seventh consecutive quarter, with five blue-chip pockets now topping the $1 million median mark.

According to the latest Domain House Price Report, greater Brisbane house prices shot up by 1.7 per cent price over the March quarter to an unprecedented $632,999, with the average home in the capital’s inner ring – as well as Indooroopilly and Sherwood – now likely to set you back more than a $1 million.

Those key hot spots included Brisbane inner city, inner east, inner west and the inner north – where house prices skyrocketed by 13 per cent over the past year to $1.2 million, 13.2 per cent to $1.053 million, 10.4 per cent to $1.17 million and 13.1 per cent to $1.1 million, respectively.

Sherwood and Indooroopilly were the only suburbs outside the inner-city sanctum to reach seven figures after a 5.8 per cent price rise over the same period placed houses in the combined area at a hefty $1.035 million.

Property punters have put the ongoing growth spurt down to cheap credit, low stock levels and rising house rents, while citing skyrocketing interstate migration as a key driver with reports out-of-state home hunters now make up a whopping 50 per cent of buyers in some pockets.

While it’s a perfect storm that’s lead to historically high house prices, Domain senior research analyst Nicola Powell said, for Sydney and Melbourne buyers, the sunshine state capital was still seen as a haven for bargain abodes.

“[The current house price] is 6.2 per cent higher than the same time last year … but [despite that growth] Brisbane is still affordable compared to other capitals … and buyers moving from Sydney and Melbourne will have deeper pockets so I think the fundamentals are there for continued price growth,” Dr Powell said.

Top house prices

Region Mar-21 Mar-20 Mar-16 YoY
Caboolture Hinterland $475,000 $405,000 $370,000 17.3%
Brisbane Inner – East $1,053,000 $930,000 $795,000 13.2%
Brisbane Inner – North $1,100,000 $972,500 $830,000 13.1%
Brisbane Inner $1,200,000 $1,061,500 $883,750 13.0%
Carindale $890,000 $790,000 $697,000 12.7%
Redcliffe $540,000 $485,000 $427,250 11.3%
Sandgate $569,000 $515,000 $451,000 10.5%
Brisbane Inner – West $1,170,000 $1,060,000 $850,000 10.4%
The Hills District $685,585 $621,750 $560,000 10.3%
Wynnum – Manly $700,000 $640,000 $570,000 9.4%
North Lakes $500,000 $460,000 $420,000 8.7%
Holland Park – Yeronga $900,000 $828,750 $699,000 8.6%
The Gap – Enoggera $731,900 $675,000 $590,000 8.4%
Nathan $750,000 $693,500 $615,000 8.1%
Kenmore – Brookfield – Moggill $866,000 $810,813 $710,000 6.8%
Bribie – Beachmere $548,500 $513,500 $415,000 6.8%
Jimboomba $561,000 $527,500 $470,750 6.4%
Sherwood – Indooroopilly $1,035,000 $978,000 $806,500 5.8%

But while the latest data will hit some home hunters with shallow pockets where it hurts, Dr Powell said, aspects of the market were still moving at a snail’s pace.

“Brisbane still has a two-speed market, with unit prices falling over the quarter and year, down 0.5 per cent and 1.1 per cent lower respectively. Affordability has improved for buyers who are paying a multi-year low for a unit at $398,612.

“The divergence of house and unit prices has made the value gap between purchasing a house and unit the largest on record.”

Despite the lag, unit prices in some sectors soared, with Redcliffe leading the charge after prices rose a whopping 23.4 per cent over the past year to $480,000.

It’s a surge that Ray White Redcliffe business owner Andrew Campbell said came off the back of incredibly tight house stock, sparking the agency to post record month after record month since January this year.

“A lot of our stock now is units and when we have houses, they are sold at the first open home,” Mr Campbell said. “A lot of people are now downsizing … and we are seeing some of our highest unit sales in three months.

“We sold a unit at 501/2 Prince Edward Parade, Redcliffe, for $1.345 million about six weeks ago – which was a great result – so while it’s hard to say what units will do as they always tend to lag, I think we’ll see some significant growth.

“There’s definitely still room on the peninsula as a whole because it has been so undervalued for so long.”

While interstate buyers have helped fuel the growth, Mr Campbell said, most home hunters were local – and their appetite was insatiable.

Top unit prices

SA3 Mar-21 Mar-20 Mar-16 YoY
Redcliffe $480,000 $389,000 $380,000 23.4%
Brisbane Inner – West $480,000 $445,000 $515,000 7.9%
Bald Hills – Everton Park $483,000 $450,000 $430,000 7.3%
Cleveland – Stradbroke $489,500 $458,250 $455,000 6.8%
Chermside $409,500 $385,000 $455,000 6.4%
Narangba – Burpengary $292,000 $275,000 $252,500 6.2%
Capalaba $412,500 $390,000 $382,000 5.8%
Carindale $509,300 $482,000 $470,000 5.7%
Brisbane Inner – North $480,000 $465,000 $492,000 3.2%
Bribie – Beachmere $371,250 $360,500 $333,000 3.0%

“In March we clocked 21 home transactions, which was $14.9 million in sales. This time last year was $3.3 million from six but that was pandemic mode. The year before [at the same time] we did 15 sales totalling $7 million and that was our benchmark,” he said.

“The number of buyers has increased dramatically by 20 and 30 per cent.”

Ray White New Farm agent Christine Rudolph said in the city’s inner pockets such as Paddington, Teneriffe/New Farm, Hawthorne and out to Indooroopilly, the mass interstate migration had reached record highs, sparking a severe rent shortage that was further fuelling house prices.

“We are continuing to see a massive drive of interstate and expat inquiry … in the prestige market 50 per cent of our sales are driven by local buyers and the other 50 per cent are from interstate and overseas,” Ms Rudolph said.

“In New Farm a high degree of our traffic is coming from the Sydney eastern suburbs and they say they can’t believe the value and how affordable it is here.”

In Sydney, house prices have soared to an unprecedented $1.3 million median, the Domain House Price Report showed, while Melbourne’s unit and house prices were both at record highs.

But while sun-seeking southerners forking out the big bucks were sparking major growth, Ms Rudolph said, the ongoing lack of stock, particularly at the prestige end, and COVID-fuelled property trends had further shot up house medians.

“We’ve definitely seen a change in trends since COVID – people have had more opportunity to spend time in their homes … and people are craving space and they are craving a view and beautiful gardens,” she said.

“It’s spurring the price growth and there’s also a degree of ‘FOMO’ at the moment because a lot of the local buyers are mindful of this continued interstate migration.”

Place Estate Agents Bulimba joint managing director Paul Curtain said in some prime pockets of the city’s inner east, price growth had averaged 12 per cent in the past quarter alone, with the traditionally lower end of the market nothing short of booming.

“An average house in somewhere like Camp Hill with perhaps three bedrooms and one bathroom on a 405-square-metre block might have sold for low $700,000s about 12 months ago … but now [homes like these] are selling for over $900,000,” Mr Curtain said.

He said interstate buyers were also making up about 50 per cent of buyers in his patch and said the cosmopolitan vibes and abundance of cafes and top eateries made the region particularly appealing to migrants from Melbourne, Sydney and overseas – especially for those who could snap up a house for 25 per cent less than in suburbs such as New Farm.

Across the city, the Domain data further revealed the Brisbane north region – which spans Stafford to Brighton – was one of the capital’s top performing regions after house prices rose 4.9 per cent over the past quarter to $670,094 – up almost 10 per cent year on year.


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Brisbane Housing Market Insights: May 2021

BrisbaneBrisbane Housing Market Insights

Brisbane housing market insights for May reveals increased demand for houses and approvals for new units has been underpinned by increasing consumer sentiment and a surge in interstate migration.

This resource, to be updated monthly, will collate and examine the economic levers pushing and pulling Brisbane’s housing market.

Combining market research, rolling indices and expert market opinion, this evolving hub will act as a pulse check for those wanting to take a closer look at the movements across the market.

Brisbane’s typically slow-moving property market has continued to rise as part of a once-in-a-decade boom that experts say could fuel a further 10 per cent rise in house prices in the coming year.

Brisbane house prices have soared to record heights for the seventh consecutive quarter, with tight stock levels and strong demand across all demographics increasing competition.

Investors have also made their way back into the market and competition is heating up.

The latest Corelogic home value index shows Brisbane dwelling prices have risen by 1.7 per cent on a rolling four-week basis.

Brisbane house prices advanced a further 1.8 per cent during April, pushing it up 6.2 per cent for the recent quarter and 9.6 per cent for the year to date.

The current median value for dwellings is $558,295 which is $10,000 higher than just a month ago.


Type Month Quarter Annual Median
All 1.7%▼ 5.6%▲ 8.3%▲ $558,295▲
Houses 1.8%▼ 6.2%▲ 9.6%▲ $621,806▲
Units 1.0%▶ 3.0%▲ 2.4%▲ $405,902▲

^Source: Corelogic Hedonic Home Value Index – April

The resurgence of buyer interest in the Brisbane property market has meant that auction clearance rates have consistently been in the 70 per cent range.

Clearance rates across April notably higher for houses compared to apartments, reflecting broader trends.

Hot spots included Brisbane’s inner city, inner east, inner west and the inner north – where house prices skyrocketed by 13 per cent over the past year to $1.2 million, 13.2 per cent to $1.053 million, 10.4 per cent to $1.17 million and 13.1 per cent to $1.1 million.

Brisbane auction clearance rates

Week Clearance rate Total Auctions
Week ending 11 April 2021 80.9% 123
Week ending 18 April 2021 72.7% 104
Week ending 25 April 2021 76.2% 105
Week ending 2 May 2021 76.0% 104

^Source: Corelogic Auction Clearance Rates – April

Brisbane is experiencing one of the tightest rental markets in a decade on the back of high demand coupled with extremely low supply.

Across April, Brisbane’s rental markets are experienced a tightening of supply, with vacancy rates currently sitting at 1.8 per cent.

Rental returns and yields have significantly increased in Brisbane, with rents soaring from 5 per cent to 15 per cent.

Gross rental yields sit at 4 per cent for houses and 5.2 per cent for units—much higher than other capital cities such as Sydney and Melbourne.

Some of the tightest vacancies across the capital’s suburbs include Anstead (0.5 per cent), Birkdale (0.3 per cent), Capalaba (0.2 per cent), Ferny Hill (0.3 per cent), Gumdale (0.4 per cent), Manly West (0.5 per cent), Rothwell (0.2 per cent), Sandgate (0.5 per cent), Shailer Park (0.4 per cent), Thornside (0.3 per cent) and Wakerley (0.4 per cent).

Brisbane residential rental vacancy rate


City April 2021 vacancy rate Monthly % change
Brisbane 1.4%▼ 0.1%▼

^Source: SQM Research – April

Rental stock on market

City April 2021 vacancies Vacancy net loss
Brisbane 4780▼ 627▼

^Source: SQM Research – April

Brisbane rent prices

Type Rent Monthly % change Annual % change
Houses $489.10▲ 0.5%▲ 6.8%▲
Units $386.60▲ 0.5%▼ 2.8%▲

^Source: SQM Research – April

Brisbane’s housing market has remained particularly unaltered by the closure of international borders, where historically high demand from overseas migrants has been disrupted.

Tight stock levels and strong demand across all demographics have made it incredibly difficult not only to find a property to buy but to also secure something at a reasonable price.

Loan data shows investors have started coming back into a housing market they had largely vacated and the boom is being driven overwhelmingly by established owner occupiers.

Another big part of the demographic buyer base helping drive demand in Brisbane has been first homebuyers.

Brisbane’s proportion of home loans that remained on deferral at the end of March was just 0.7 per cent, indicating a very very low likelihood of distressed selling.

The seasonally adjusted estimate for total dwelling units approved in Queensland in March was 4547, 12.1 per cent up on February’s figures.

Queensland building approvals

^Australian Bureau of Statistics, (Suspension of trend series between May 2020 and Jul 2020 due to Covid-19)

Dwelling Approved Monthly % change
Houses 2792▲ -4.0%▼
Units 4547▲ 12.1%▲

Queensland home loan lending indicators


Region First home buyer loan commitments First home buyer ratio – dwellings First home buyer ratio – housing
Queensland 3437▲ 36.6%▼ 32.3%▼

^Source: Australian Bureau of Statistics – March

Region September (quarter) 2020 arrivals September (quarter) 2020 departures September 2020 quarter net
Queensland 22,317▼ 15,080▼ 7,237▲

^Source: Australian Bureau of Statistics – September quarter 2020

Brisbane’s housing market: policy updates

Australia’s central bank will maintain low interest rates to support the country’s ongoing economic recovery and surging housing market, buoyed by its busiest Easter auction market on record.

Strong tailwinds will bolster the Australian economy through the second half of the year, but macro-prudential measures are likely to be introduced to ease house price pressures in 2022.

Queensland faces a “hard road” during the next four years as the state recovers from the coronavirus pandemic, Treasurer Cameron Dick says.

Brisbane housing market forecasts

ANZ economists forecast Brisbane house prices will rise by 9.5 per cent next year, as low interest rates and government stimulus flow through the economy while Commonwealth Bank updated its forecasts, projecting a strong rebound in prices across the second half of 2021.

CBA now expects Brisbane house prices to increase by 16.6 per cent to December 2022 compared to 13.7 per cent in Sydney and 12.4 per cent in Melbourne.

Westpac has also updated its property forecasts, with Brisbane real estate prices tipped to surge 20 per cent between 2022 and 2023.



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Subdued Office Occupancy Underpins Need To Support CBD


The latest results of the Property Council’s office occupancy survey show that Brisbane’s CBD activity levels have remained flat during April, as the Property Council ramps up efforts to encourage workers to return to the city.

The survey revealed Brisbane’s CBD occupancy level had stagnated at just over 60 per cent in April, marking the fifth consecutive month of little movement in the return to workplaces.

The Property Council’s Queensland Deputy Executive Director, Jen Williams, explained that while flexibility will continue to be a major feature of workplaces and there remains a small risk of future lockdowns, there is still a long way to go until the CBD reaches the level of occupancy anticipated in the new ‘normal’.

“Activity levels in Brisbane’s office buildings not only affect workplaces and office landlords, but the thousands of small businesses and retailers that rely on high levels of foot traffic to turn a profit.

“All businesses in the CBD are interrelated and largely reliant on office workers. From dry cleaners, to take away outlets, to electronic scooter companies, everyone relies on the consistent foot traffic that workers generate.

“As a direct result of the state’s success in tackling the health pandemic and the relatively low level of restrictions remaining, Brisbane was an early mover in the return of workers to the CBD.

“Unfortunately, we have seen the number of workers heading back into the CBD stagnate over the past five months. To position Brisbane for the future and capitalise on the generations of investment that have gone before, we must break the habits of COVID and get our people back together.

“In other parts of the world where employees have been forced to work from home for longer, businesses are desperate to get back to the office, as they have seen their productivity stagnate.

“With the likes of Google and Apple announcing major return to the office plans once the vaccine rollout allows, Brisbane and Australian businesses will risk losing their first mover advantage if they don’t get their teams back to together.

“This is why the Property Council is working with Brisbane City Council on a campaign to not only attract workers back into the office, but to ensure they make the most of what local retailers, cafes, restaurants, and bars have to offer.

“The State Government and Brisbane City Council’s Brisbane Holiday Dollars initiative is welcome recognition of the important role the CBD plays in contributing to the broader state and economy.

“While much is being done, there is still a long way to go until CBD activity levels return to ‘normal’. The Property Council is keen to work across all levels of government and industry to bring activity back to our city centre.”


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Major new tenant for Brisbane’s fast growing Airport City

Airport City

The list of tenants at Brisbane Airport (BNE) will soon include the world’s largest distributor for home-brewing brands such as Still Spirits, Mangrove Jacks, and Grainfather following the sod-turning ceremony for a new facility at the gateway.

Bevie’s 2,600sqm state-of-the-art unit will be located within a Warehousing Industrial Duplex Facility on Grevillea Place in Export Park.

Martin Ryan, Brisbane Airport Corporation’s executive general manager for commercial, joined John van Rensburg, CEO and president of Bevie, and more than 20 Bevie delegates on site to mark the commencement of construction.

Airport City

Van Rensburg noted that a number of Bevie delegates were able to take advantage of the trans-Tasman travel bubble and fly in from New Zealand for the event.

He enthused: “We are looking forward to calling Brisbane Airport home to our soon-to-be constructed, custom facility, and I cannot wait to see the look on everyone’s face when we move in at the end of the year.

“Our existing facility in Banyo has served us well but providing our team with a modern home will allow us to serve our retail partners across Australia more efficiently.”

Ryan said the addition of Bevie is a perfect example of BNE’s evolving Airport City and our ability to attract non-aviation related businesses to Brisbane Airport.

“Bevie’s arrival is very exciting for all of us at Brisbane Airport as it diversifies the mix of industries we have here on site,” noted Ryan.

“We have a number of exciting projects underway and a property assets portfolio exceeding A$1.7 billion. Bevie is a part of BNE’s exciting future, which includes the opening of the BNE Auto Mall in 2024.”

The remaining portion of Brisbane Airport’s new Warehousing Industrial Duplex Facility is a 1,900sqm site that is still available for lease.

“These two units will complete the last piece of real estate available on Grevillea Place, but we have plenty more sites available for everyone’s needs,” added Ryan.

The project is generating more than 30 construction jobs and is expected to be completed by December 2021.


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