It's been a milestone year so far for the Brisbane housing market.
In May 2025, the city's median house value passed the $1 million mark for the first time on record, cementing Brisbane's place as the second-most expensive capital city by median value, after overtaking both Melbourne and Canberra during 2024.
As at October 2025, the median price for a house in Brisbane is $1,062,109 (up 8.1% over the past year) while the median unit price is $755,087 (up 12.4% in 12 months), according to Cotality data.
Property analysts are predicting a slowdown in the double-digit growth of Brisbane unit prices in 2026 while house prices are forecast to grow at a similar pace to the previous year.
The new variable in the mix for 2026 will be the effect of the federal government's expanded 5% Deposit Scheme which is expected to drive entry-level home prices higher.
Extra supply to meet the expected uplift in demand may take years to arrive, keeping property prices elevated with considerably steeper rises at lower and mid-range price points.
For investors, Brisbane's median rents are expected to keep growing with rental vacancies remaining tight.
Against that backdrop, we ask the experts what suburbs they expect to perform well in 2026.
(Note: Median price data from realestate.com.au)
Bracken Ridge, 4017
Median price: $950,000 for houses, $690,000 for units
Median rent: $650 pw for houses, $620 pw for units
Let's start with the suburb of Bracken Ridge, 18 kilometres north of the Brisbane CBD - the first pick of both of our Brisbane property experts.
Universal Buyers Agent director Darren Piper particularly likes the "landlocked" nature of Bracken Ridge.
"There's not a lot of vacant land left for development like there is in some other comparable suburbs," he said.
"The other consideration is that it's still at a medium price point and I think these are the suburbs that are going to do well from the 5% Deposit Scheme changes with the new price cap up to $1 million in Brisbane [previously $700,000]."
Streamline Property Buyers managing director Melinda Jennison agrees Bracken Ridge ticks many boxes for first home buyers as well as other buyers looking for more affordable options across the city.
"Bracken Ridge has very high online inspections per listing compared to modest stock in the suburb," Ms Jennison said.
"That imbalance keeps days-on-market short and prices supported. Long-run value growth has been solid and fresh listings are absorbed quickly."
For investors, Mr Piper said rental vacancy rates in the suburb are extremely low - less than 1% - with strong rental yields, particularly for units (currently around 4.5%).
Unit prices have shot up 16.9% in the past 12 months, according to realestate.com.au data, while house prices are up 9.3% - both considerably higher than the city's median growth rates.
Bracken Ridge, as the name suggests, is a hilly suburb, providing access to views and breezes from nearby Moreton Bay in some areas.
It is family oriented with considerable green spaces and relatively easy access to major motorways, Brisbane Airport, and the nearby gentrifying bayside suburbs of Sandgate-Brighton.
Bald Hills, 4036
Median price: $869,000 for houses; $675,000 for units
Median rent: $615 per week; $550 per week
In the same vein, Brisbane's northern-most suburb Bald Hills is another pick of Ms Jennison's, singled-out for its entry-level priced houses with genuine income appeal for investors.
"Demand is strong in the suburb and stock is extremely lean, creating sharp price tension when quality homes hit the market," she said.
Bald Hills is bordered by the North Pine River and as such, is home to a considerable number of green and open spaces, including bushland and wetland reserves.
It is connected by rail to the Brisbane CBD, around 19 kilometres away, and provides ready access to Gympie Road, the northern end of the Gateway Motorway, and the Bruce Highway.
Caloundra, at the southern end of the Sunshine Coast, is less than an hour away in favourable traffic conditions.
Bald Hills demonstrates many of the same underlying fundamentals of Ms Jennison's picks - high demand with low stock, offering family pockets, and on rail and lifestyle corridors.
Kedron, 4031
Median price: $1,351,000 for houses, $676,500 for units
Median rent: $720 pw for houses, $530 pw for units
Closer to the city, Mr Piper likes the northern suburb of Kedron, about eight kilometres from the CBD.
"The reason I like Kedron is because of its neighbours," Mr Piper said. "Literally across Kedron Brook [a creek that flows through Brisbane's northern suburbs] is Kalinga where the same house is easily 10-15% more and it's just a stone's throw."
In fact, the median house price in Kalinga is considerably higher at $1.9 million while there is little unit stock.
"Kedron's stock is held extremely tight compared to some other suburbs, especially in the Avenues of Kedron [Fifth to Fourteenth Avenues is an area of the suburb known for its character homes].
"It's very lifestyle driven. If you look at the Avenues, they're pretty much dead-end streets and at the end of them is the Kedron Brook bikeway and all the parks that are very family-oriented.
"It is literally five to seven minutes to the airport," Mr Piper said. "You can jump straight in the [AirportlinkM7] tunnel which can also spit you out on the other side of the city."
Kedron features a mix of interwar and early postwar homes although in recent years, more flats and apartments have been built in the suburb.
The suburb's unit market has shown considerable price growth over the past 12 months, increasing in price by 18.7%.
Ferny Grove, 4055
Median price: $1,180,000 for houses; $733,500 for units
Median rent: $750 per week for houses; $517 per week for units
The neighbouring suburb of Ferny Hills was top pick on last year's Brisbane 'Suburbs to Watch' list and this year, the area is back on the list for many of the same reasons.
Over the past year, the median house price in both suburbs has risen over the $1 million mark with values in Ferny Grove up 9.8% over the last 12 months.
Ms Jennison said the recent momentum in home values in the suburb reflects ongoing steady demand from families.
"It is well connected by rail, offers schools and a family-friendly lifestyle," she said.
"The online inspection numbers are very strong but there is quite limited stock, so well-presented homes attract multiple parties."
Ferny Grove is at the end of the rail line servicing Brisbane's northwestern suburbs and is about 15 kilometres from the CBD.
A total of eight parks cover nearly 13% of the suburb, providing a green, leafy environment with good access to nature trails and outdoor recreational areas.
Unit stock in the suburb is relatively low although those that have sold in the past 12 months have seen a significant 17.3% price growth and generally spend just days on the market.
Chermside West, 4032
Median price: $1,110,000 for houses, low unit stock
Median rent: $672 pw for houses, $675 pw for units
Ms Jennison has also nominated Chermside West, around 12 kilometres north of the CBD, as a tightly held family pocket, well located to major amenities.
"It comes without the density of neighbouring Chermside but with many of the benefits," she said.
According to Ms Jennison, the suburb attracts plenty of buyer attention and there are constrained new listings, keeping prices firm.
House prices in Chermside West have climbed 6.7% over the past 12 months, slightly under the city's median, while unit stock in the suburb is low, keeping investor yields healthy.
The suburb is close to major employment hubs such as the Prince Charles Hospital and Westfield Chermside, with good access to the CBD and airport.
Manly West, 4179
Median price: $1,200,000 for houses; $837,500 for units
Median rent: $750 per week for houses; $640 per week for units
Both Manly and Wynnum, neighbouring suburbs on Brisbane's bayside, made last year's 'Suburbs to Watch' list for their lifestyle and relatively cheaper prices compared to other established suburbs.
This year, Ms Jennison has nominated Manly West as still offering the bayside lifestyle with a more affordable price tag.
With the median house price in Manly now $1.6 million, Manly West, one suburb back from the bay, is mostly elevated, offering good breezes, and a selection of housing styles including older cottages, family homes built in the 1970s, and a selection of newer homes.
"The suburb sees broad, consistent buyer activity and lean listings, so that supports values in the area," Ms Jennison said.
It seems the word is already out with house prices climbing 7.1% and unit prices up 10.9% over the past 12 months.
Manly West is around 17 kilometres to the Brisbane CBD and offers ready access to the Gateway Motorway connecting to Brisbane Airport.
It is a family-friendly suburb with good access to a selection of public and private schools and water activities on Moreton Bay.
Coorparoo, 4151
Median price: $1,800,000 for houses; $725,000 for units
Median rent: $750 per week, $575 per week
Ms Jennison has nominated the inner-southern suburb of Coorparoo specifically for the opportunity it offers to those looking for units and townhouses.
Coorparoo is 3.5 kilometres south-east of the CBD with walkable amenities, good access to bus and rail services, and a vibrant dining scene.
"The townhouse/unit sector benefits from limited new supply and strong tenant demand, so competition is very strong in the suburb," Ms Jennison said.
It makes Coorparoo an attractive location for investors - it currently offers a 4.2% rental yield - as well as buyers looking to take advantage of all the suburb has to offer with good prospects of capital growth down the track.
Coorparoo's unit prices have increased by 11.5% over the past 12 months while house prices have lifted 13.2%.
The suburb is home to more than 30 parks, both small and large, as well as some noted historical homes and buildings.
Nundah 4012 & Northgate 4013
Nundah median price: $1,312,500 for houses; $700,000 for units
Nundah median rent: $730 for houses; $582 for units
Northgate median price: $1,236,000 for houses; $695,000 for units
Northgate median rent: $650 per week for houses; $575 per week for units
These neighbouring suburbs are another selection for those looking to purchase units or townhouses, with Ms Jennison nominating the rail-served corridor for its access to the airport and the employment opportunities that brings.
"Enquiries for the area are consistent while the listings are modest, so quality properties move very quickly," she said.
She urges buyers to explore the location closely to uncover quieter pockets of the suburbs with strong owner-occupier appeal.
The area is around 10 kilometres north of the Brisbane CBD and comprised of mixed-density residential areas and some light industry.
The Northgate railway station is the junction of two major train lines and as such, is a well-serviced stop including for express rail services.
Once considered a working-class area, Nundah particularly has been ungoing gentrification in recent years.
The housing stock is a mix of interwar/post-war homes and more modern apartment complexes, particularly in parts of Nundah.
It seems there is already considerable interest in both suburbs.
House prices in Nundah have increased 14.1% in the past 12 months while units have shot up 22.8% over the same period.
Growth has been more modest in Northgate, possibly marking the suburb as offering more affordable options with encouraging future growth prospects.
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| Lender | Home Loan | Interest Rate | Comparison Rate* | Monthly Repayment | Repayment type | Rate Type | Offset | Redraw | Ongoing Fees | Upfront Fees | Max LVR | Lump Sum Repayment | Extra Repayments | Split Loan Option | Tags | Features | Link | Compare | Promoted Product | Disclosure |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
5.94% p.a. | 5.98% p.a. | $2,978 | Principal & Interest | Variable | $0 | $530 | 90% |
| Promoted | Disclosure | ||||||||||
5.89% p.a. | 5.80% p.a. | $2,962 | Principal & Interest | Variable | $0 | $0 | 80% |
| Promoted | Disclosure | ||||||||||
5.99% p.a. | 6.02% p.a. | $2,995 | Principal & Interest | Fixed | $0 | $0 | 60% |
| Promoted | Disclosure | ||||||||||
5.93% p.a. | 5.93% p.a. | $2,975 | Principal & Interest | Variable | $0 | $395 | 70% | Disclosure |
