If you’re following Brisbane’s property scene, it’s clear the rental market remains one of the most dynamic — and competitive — in Australia. Despite a broader slowdown in national rent growth, Brisbane stands out for its tight vacancy rates and continued upward pressure on rents. Here’s an up-to-date look at what’s shaping the market this year and what renters, landlords, and investors need to know.
📈 Rental Prices on the Rise — But With Some Nuance
According to the latest Domain data, Brisbane’s median weekly rents climbed to record levels in late 2025, with houses reaching around $670 per week and unit rents near $650 per week. Both segments saw strong quarterly gains, with house rents up roughly 3.1% and unit rents up about 3.2% in the December quarter — the strongest quarterly growth in nine months. Annually, unit rents recorded double-digit increases, reflecting continued demand.
While these figures confirm that rents remain high, it’s worth noting that growth has moderated compared to earlier years. Earlier reports showed that some parts of 2025 experienced slower quarterly gains than the previous year — signaling that while prices are rising, the pace isn’t as extreme as during the pandemic peak.
🏙️ Vacancy Remains Exceptionally Low
One of the defining characteristics of Brisbane’s rental landscape is its very low vacancy rate — widely reported around 0.9–1.0%. This sits well below the 2.5–3.5% range usually considered balanced, meaning demand significantly outstrips supply.
These tight conditions are consistent with broader Queensland rental trends: most regions in the state have vacancy rates at or below 1%, reinforcing how severe the undersupply is.
For renters, this environment translates into fast-moving listings, multiple applications per property, and often little room for negotiation. For landlords, it means properties are generally leased quickly, though maintenance and quality still matter in attracting good tenants.
👩🎓 What’s Driving Demand in Brisbane?
Several factors are converging to keep rental demand high:
- Population growth and interstate migration — Brisbane continues to attract new residents from other states, especially those priced out of Sydney and Melbourne.
- A strong labour market and lifestyle appeal — Brisbane’s affordability relative to other capitals, combined with its climate and job opportunities, keeps the rental pipeline active.
- Infrastructure and upcoming events — Projects tied to the 2032 Olympic and Paralympic Games are already influencing housing demand and investor interest.
Together, these trends help explain why rents and demand remain robust even as other capital cities cool or stabilise.
⚖️ Affordability and Tenant Stress
The flipside of tight markets and rising rents is increasing pressure on renters. With limited vacancies and higher weekly rents, many households face greater cost burdens. Advocates warn that this contributes to higher stress levels and can push vulnerable groups into unstable housing situations or homelessness.
For families and long-term renters, this often means compromising on location, size, or quality just to secure a place.
📊 What This Means for Investors
From an investor’s perspective, Brisbane remains an attractive market:
- Low vacancy rates reduce the risk of long unoccupied periods.
- Rental growth, while moderating, still outpaces inflation.
- Capital growth prospects are supported by strong demand fundamentals and ongoing supply constraints.
That said, investors should be mindful of broader economic conditions, interest rates, and ongoing supply pipelines — all of which can influence future returns.
🧭 Looking Ahead
As we move further into 2026, Brisbane’s rental market is expected to stay tightly balanced, with modest increases in vacancies possible but unlikely to shift dramatically without increased housing supply. Growth will likely continue — but perhaps at a steadier pace than the rapid rises seen in recent years.
For renters, this means continued competition; for landlords and investors, a market that remains fundamentally strong but more nuanced than in the recent peak periods.
If you’d like a localised breakdown of Brisbane’s suburbs or tailored rental investment strategies, let me know — I’d be happy to help!
