PropertyBiz Brisbane Property Market Update, August 2026

by Stephen McGee, Director, National Property Buyers Brisbane

There can be no disputing the notion that the Brisbane property market has slowed and, in some suburbs caused prices to soften. This is a pendulum swing towards the buyers now, and with all of the global uncertainty still present, and little confidence that the interest rates will not increase @ the next reserve bank calling, I don’t feel that this market sentiment will change anytime before March – April 2027.

Cotality reporting that values in Sydney fell again in August by -1.4%, Melbourne by -1.1% and Brisbane by -1.0% closely followed by Adelaide (-0.8%) and Perth (-0.8%). The most affected segment of the market appears to be the more expensive premium housing areas with the lower value areas showing a slower decline.

With Auction outcomes recording a clearance rate of over -50% against clearance rates at the same time last year its certain that buyer sentiment has changed and buyers now feel that they will have more opportunity to secure their property outside of auction conditions at a lower price than they would have expected to pay even 7-8 months ago. 

 AUCTION OUTCOMES AUGUST 

Prices: Property values starting to fall with Brisbane recording a -1% fall on median values in August with the current median value @ $1,080,142.

Supply: As a consequence of the market sentiment some vendors are holding back on a sale of a property and vendors who do make the decision to sell are having to be more intune with pricing levels. This is resulting in the days on the market period extending , which in turn is messaging the buyers that they have more properties to consider in a longer time and likely with lower competition levels. The new listing supply currently remains tight and new housing development still insufficient relative to demand.

Rental Market: Although Brisbane vacancy rates have risen to 1.9% the market is still well under the “balanced” indicator of 3% and is still very tight. With the current easing of home value growth, the gross rental yields will start to rise a little more as the rental demand continues. In time this will likely then create a market condition that is again favourable with investors and may see them come back in greater numbers but seeking higher priced assets but comfortable yields for them.

Forecast: For those who have been invested in or have studied any of the property markets for any length of time will know that there is NOT just one singular property market. Every suburb in Brisbane will have its own peaks and lows and these are rarely in line with each other.

So, we need to extend the looking glass out retrospectively speaking. This market period should be regarded as an opportunistic market. Assuming that Brisbane median values were to fall a further 5% over the next 12 months to a median value of $1,026,139. Stretch that looking glass out to 10 years prior (2016) and you will see that the median value then in Brisbane was well under $600k, Sydney being $1.1m and Melbourne being $740k appx.

This time of the market must be the most opportunistic time for buyers in Brisbane over the last 10 years to purchase a property than they have had for some time.

Whilst the property market nationally is in reactive mode consider some of the factors that have been at play during the most recent times. Consider lending cash rates, National and global events prior and post 2016 and look at where it (the market) is at now. I have been a Buyers Agent for over the last 20 years and one thing I know for certain. The Next Boom Is Always Bigger Than The last….

Think about that and get in touch with me

Residential Property Market, Australia Wide

Source: COTALITY

Monthly Data:

  Sydney values dropped by -1.4% and Melbourne values dropped by -1.1%

  Brisbane values recording a -1.0% fall

  Perth values recording a -0.8% fall.

Annually

  Sydney values dropped by -4.6% and Melbourne values dropped by -4.7%

  Brisbane values still recording a growth of 10.80%

  Perth values still recording a growth of 15.60%

Median Value:

Sydney still leads the way with a median value of $1,222,718.

Brisbane again runner up with a median value of $1,080,142.

Here’s What NPB Do Best

Few people understand that you make your money when you BUY a property NOT when you sell. As the cliché goes “buy the RIGHT property, in the RIGHT suburb at the RIGHT price”.

We take a look back in time at a property purchased by Steve for a client and demonstrate how the factors of TIME and GROWTH can increase your wealth as long as you get the above fundamentals RIGHT.

A 4 bedroom, 2 bth, 1 x car single storey brick on a 607msq block, close to shops and rail.

A Wise Person once said:

Life isn’t about finding yourself. Life is about creating yourself

                                                                                                                                                    George Bernard Shaw