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The Big Picture: What’s Actually Happening in Brisbane Right Now
Brisbane is in a really interesting phase. It’s not a boom-and-bust story, and it’s not a downturn either. It’s more of a steady, confidence-driven climb shaped by strong population growth, tight housing supply, and big infrastructure spending.
What’s happening in 2026
In 2026, a few key forces are steering the market:
- More people are moving to Queensland than leaving, which keeps steady pressure on both the rental and buying markets.
- Olympic-related projects and broader infrastructure upgrades are ramping up, supporting jobs and making key areas more attractive to live in.
- Building costs are still high, which means fewer new projects are getting off the ground and supply remains tight.
- Interest rates are easing from their recent highs, giving many buyers a little more borrowing power and confidence.
What this means for you
Brisbane is still seen as relatively good value compared to Sydney and Melbourne, especially when you factor in lifestyle and long-term growth. As rates ease, some of the borrowing power lost between 2023–2025 is coming back, and more buyers are re-entering the market.
Well-located suburbs — close to transport, jobs and lifestyle amenities — are generally holding their value and in some cases outperforming. That doesn’t mean everything is cheap; it means the market is behaving in a more predictable, fundamentals-driven way.
If you’re planning to hold your property for the medium to long term, Brisbane offers:
- Competitive entry points compared with other east-coast capitals
- Reasonably stable price growth
- Strong underlying demand from both owner-occupiers and renters
If you’re unsure how these big-picture trends affect your situation, book a quick chat with a Mountway Finance broker. We can translate the market noise into a clear plan tailored to you.
Prices & Affordability: Where the Market Stands in 2026
Let’s get into the numbers. Feelings about the market matter, but when it comes to borrowing, the banks are looking at hard data: income, debt, and property values.
Current median prices (approximate)
Across Greater Brisbane in 2026, broad-brush medians look something like:
- Houses: around $860,000
- Units: around $520,000
- Overall dwellings: around $740,000
These are citywide figures. Your specific suburb could sit well above or below this range. Inner-city family homes and blue-chip riverside pockets are often in the seven-figure bracket, while units and townhouses further from the CBD can be significantly more affordable.
Why prices are holding firm
Despite higher rates in recent years, prices haven’t fallen off a cliff. A few key reasons:
- New builds are still costly, and labour and material pressures mean developers aren’t rushing to flood the market with new stock.
- Ongoing migration into Queensland keeps buyer and renter demand consistent.
- Investors are slowly returning as rental yields improve, adding another layer of demand in key suburbs.
This mix of limited new supply and strong demand is what’s keeping prices relatively stable, especially in quality, well-serviced areas.
Is Brisbane still affordable?
Affordability depends on what you’re comparing it to:
- Compared with Sydney or Melbourne, Brisbane is still more accessible for many buyers, particularly for houses within commuting distance of the CBD.
- Compared with pre-COVID Brisbane, the market definitely feels more expensive — prices have shifted up a notch and aren’t likely to fully unwind.
- From an income-to-price perspective, Brisbane stacks up better than several other capitals, especially for dual-income households or buyers with some savings or equity behind them.
If you’re feeling squeezed by the numbers, you’re not alone. The key is to match your strategy to your budget rather than trying to “chase” the market.
If you’re a buyer right now
You don’t need to rush in out of fear, but it’s also not a market where you can expect dramatic discounts or distressed bargains in quality locations. Instead, focus on value pockets and property types that the broader market may be overlooking, such as:
- Townhouses that offer house-like living without the standalone price tag
- Units in strong lifestyle suburbs with good transport, cafes, and green spaces
Grants, Schemes & Support for 2026
If you’re trying to get into the Brisbane market or move up the property ladder, the right government scheme can make a big difference. In 2026, there are several options designed to help with smaller deposits, lower upfront costs, and faster timelines — especially for first-home buyers and single parents.
First Home Guarantee
The First Home Guarantee is designed for first-home buyers who have a solid income but haven’t built up a large deposit yet.
Under this scheme, you may be able to:
- Buy with as little as a 5% deposit
- Avoid Lenders Mortgage Insurance (LMI), which is usually charged when your deposit is under 20%
There are income caps and property price caps, and you’ll need to meet eligibility criteria around your residency and buying a home to live in (not an investment to start with). This can be a great fit for singles or couples who are renting, saving, and have stable employment, but feel like 20% is out of reach.
Regional First Home Guarantee
The Regional First Home Guarantee works in a similar way, but is focused on regional areas rather than metro hubs.
Key features are:
- Minimum 5% deposit
- No LMI, with the government effectively backing part of your loan
- A focus on regional locations, which can mean more options and sometimes higher approval likelihood in parts of Queensland
For buyers open to living slightly further from the CBD — or already based in regional Queensland — this can open doors to homes that may be more affordable but still offer great lifestyle and growth prospects.
Family Home Guarantee
The Family Home Guarantee is tailored to single parents and single legal guardians who want to buy a home to live in, even if they don’t have a big deposit.
Under this scheme, you may be able to:
- Buy with as little as a 2% deposit
- Avoid paying LMI on top of that
This can be life-changing for single-income households trying to secure stable housing for their family. It won’t suit everyone, as repayments still need to be comfortable and sustainable, but it can dramatically shorten the time spent saving.
Why these schemes matter
All of these schemes have one thing in common: they aim to bring your home ownership timeline forward.
They can:
- Shave years off the time it takes to save a full 20% deposit
- Reduce or remove LMI costs, which often run into the tens of thousands
- Help you get into the market sooner, so your savings and repayments are working for you rather than chasing rising prices
The rules, caps and availability change over time, so it’s important to check what you qualify for and how it fits with your broader strategy. If you’d like help navigating which scheme (if any) is right for you, the Mountway Finance team can step you through your options and handle the lender side of things.
Where to Buy: Suburbs to Watch in 2026
Choosing the right suburb is just as important as choosing the right loan. The “best” area for you will depend on whether you’re a first-home buyer, investor, or upgrader — and what you value most: commute, schools, lifestyle, or growth potential.
A helpful way to think about it is by buyer type.
Suburbs to consider for first-home buyers
If you’re buying your first home, you’re likely trying to balance affordability with lifestyle and future growth. You may also be more flexible on property type, especially if townhouses and units help you get a foothold in better-connected areas.
Good starting points include suburbs with:
- Strong infrastructure like train lines, busways, and major road access
- A mix of price points rather than only premium housing
- Townhouse and unit options that offer more attainable entry prices
In Brisbane, suburbs often worth exploring for first-home buyers include:
- Chermside
- Everton Park
- Carina Heights
- Zillmere
- Tingalpa
- Strathpine
- Upper Mount Gravatt
These areas tend to offer a mix of everyday convenience (shops, schools, parks), decent transport options, and a blend of older homes, townhouses and units. That combination can support both livability now and steady long-term growth.
Suburbs to watch for investors
For investors, the focus shifts slightly. Yield, vacancy rates and future demand matter just as much as the purchase price. You’re looking for suburbs where tenants want to live, and where there’s a good chance of both rental and capital growth over time.
Key things to look for include:
- High and consistent rental demand
- Low vacancy rates and solid rental histories
- Planned or ongoing infrastructure improvements
- Demographics that support stable, long-term tenancies (students, professionals, families, key workers)
Areas that often appear on investor shortlists in and around Brisbane include:
- Fortitude Valley (particularly units close to amenities and transport)
- Bowen Hills
- South Brisbane
- Logan Central and Woodridge (typically stronger rental yields, but also higher-risk and more hands-on management)
- Ipswich and surrounding suburbs (more affordable entry points with growth potential linked to population and infrastructure)
These locations won’t suit every investor, and the right choice depends on your budget, risk tolerance and strategy (cash flow vs growth). A lending strategy that matches your investment plan is crucial here — the right loan structure can help you scale over time.
Suburbs for upgraders and long-term planners
If you’re upgrading — moving to your “forever home” or planning for the next 10–20 years — lifestyle, schools, and community often dominate the decision.
You might prioritise:
- Strong school catchments
- Leafy streets and family-friendly amenities
- Proximity to the CBD or key employment hubs
- Long-term value rather than short-term bargains
Suburbs that often appeal to upgraders and long-term planners include:
- Ashgrove
- Grange
- Tarragindi
- Holland Park
- Wilston
- Carina
These areas typically offer a mix of character homes, family houses, and good access to parks, schools and services. They may not be the cheapest on the map, but they often reward buyers who are thinking in decades, not just a couple of years.
Can You Afford a Home in Brisbane in 2026?
Housing affordability is a hot topic across Australia, and Brisbane is no exception. While prices have risen, it remains one of the more accessible capital cities for both first-home buyers and those looking to upgrade, especially when compared to Sydney or Melbourne. The key is understanding your borrowing power and factoring in all the costs.
Borrowing power in 2026
Your borrowing power is essentially how much a bank is willing to lend you. This depends on your income, expenses, existing debts, and the lender's specific assessment criteria. With interest rates easing, many people are finding their capacity has improved.
As a general guide, with a 10% deposit, here’s an approximate look at what you might be able to borrow:
With a 10% deposit:
-
If your income is around $100,000 per year, you might borrow between $520,000 and $560,000.
-
If your income is around $150,000 per year, you might borrow between $800,000 and $850,000.
These figures are indicative only and can vary significantly between lenders. They also don't account for other factors like existing debts, number of dependents, or specific lender policies. It’s always best to get a personalised assessment.
Hidden costs to factor in
Beyond the purchase price and your deposit, there are several other costs involved in buying property. These can add up quickly, so it’s crucial to budget for them from the start:
- Stamp duty: This is a state government tax based on the property's value. It can be a significant expense, though first-home buyers may be eligible for concessions or exemptions.
- Conveyancing fees: These cover the legal work involved in transferring property ownership.
- Building & pest inspection: Essential for identifying any structural issues or pest problems before you commit to buying.
- Lenders Mortgage Insurance (LMI): If your deposit is less than 20% of the property's value, most lenders will require you to pay LMI. This protects the lender, not you, but it allows you to buy with a smaller deposit. (Remember, schemes like the First Home Guarantee can help you avoid this cost.)
- Moving costs: Don't forget removalists, utility connections, and other expenses associated with moving into your new home.
- Immediate repairs or renovations: If you're buying an older property, you might need to budget for some immediate fixes or upgrades.
- Ongoing costs: Factor in council rates, water rates, body corporate fees (for units/townhouses), and home and contents insurance.
Understanding these costs upfront is vital for a realistic budget. At Mountway Finance, we help you map out all these expenses so there are no surprises, and we work with you to build a strategy that fits your budget and long-term financial goals.
Risks, Watchpoints & What Could Shift the Market
Even in a generally strong market, there are a few key risks and pressure points buyers and investors should keep in mind.
One major factor is construction costs. Building is still expensive, and that slows down the delivery of new homes and townhouses. When fewer new properties are coming to market, it can keep upward pressure on prices for existing homes, especially in high-demand suburbs.
Infrastructure timing is another watchpoint. Brisbane’s long-term story is supported by Olympics-related and other major projects. However, if key projects are delayed or scaled back, some areas that were banking on short-term growth may not perform as strongly as expected in the near term. Over the long run, quality infrastructure still tends to support values, but the timing matters.
Broader economic conditions also play a role. If unemployment were to rise or consumer confidence drops, demand for property — particularly from investors — may soften. That could slow price growth or create more negotiation room in some segments of the market.
Finally, lending policy can change how far your budget stretches. Banks have become more cautious with high debt-to-income (DTI) ratios and certain types of income. That means some buyers may find their borrowing power is lower than expected, even if interest rates are easing.
Overall, the long-term outlook for Brisbane remains positive, but it’s sensible to:
- Keep a financial buffer rather than stretching to the absolute maximum
- Stress-test your budget at higher interest rates
- Stay flexible on suburb, property type, or timing so you’re not locked into one narrow option
If you’re unsure how these risks apply to your situation, a broker can help you plan for different scenarios, not just the “best case”.
What Should You Actually Do Next? (Based on Your Situation)
This is where many people get stuck. The market feels noisy, and it’s hard to translate headlines into clear next steps. Here’s a simple way to think about it depending on where you’re at.
If you're a first-home buyer
Your priority is usually getting a solid foothold in the market without overcommitting. A good next step is to start with your numbers, not the real estate listings.
You can:
- Check your current borrowing power, as rate changes and lender policies may mean you now qualify for more (or less) than you did a year or two ago.
- Review your eligibility for grants and schemes like the First Home Guarantee or regional programs — the savings on LMI and deposit timelines can be substantial.
- Shortlist three to five suburbs that balance lifestyle (commute, amenities, greenery) with affordability and property type options you’re open to (units, townhouses, older homes).
- Get a pre-approval in place before you seriously start attending open homes and making offers, so you know exactly where you stand and can move quickly when you find the right property.
If you're upgrading
Upgraders are often juggling a sale and purchase at the same time, which adds complexity.
You can:
- Explore bridging finance options early so you understand whether you can buy first, sell first, or need a more staged approach.
- Plan the timing of your sale versus your purchase, taking into account school terms, work commitments, and market conditions.
- Consider both lifestyle-focused suburbs and outer-ring growth areas — sometimes moving slightly further out can secure you a larger or higher-quality home without stretching your budget too far.
If you're an investor
Investors need to balance yield, growth, and risk in a market that’s still evolving.
You can:
- Compare rental yields across different suburbs and property types, rather than just chasing the cheapest buy-in price.
- Run the numbers on interest-only versus principal and interest repayments to see which structure best supports your long-term strategy and cash flow.
- Look for undervalued pockets that show signs of gentrification — improving amenities, new cafes and services, infrastructure upgrades, or shifting demographics.
A good lending strategy is crucial if you plan to build a portfolio, not just buy a one-off investment.
If you're refinancing
Refinancing can be one of the simplest ways to improve your financial position without moving house.
You can:
- Avoid assuming your current rate is competitive just because you’ve been with your lender for a while. Loyalty doesn’t always equal the best deal.
- Compare options across at least three or four lenders, including some of the non-major banks and specialist lenders, as they may have sharper rates or more flexible policies for your situation.
- Ask about refinance cashbacks, rate discounts, or loyalty offers — these can help offset switching costs or improve your short-term cash flow.