Brisbane ran hard through 2023 and 2024 and kept plenty of heat into 2025. Growth is uneven though. Entry-level stock and a handful of inner to mid-ring pockets keep moving while rental yields feel skinny. If you want to buy without blowing the budget, focus on vacancy, supply, and price bands that still have depth.
This guide distils the data and puts three Brisbane suburbs on the radar. You will also get a simple buyer and investor playbook that AbodeFinder uses every week across search, checks, and negotiation.
Brisbane at a glance – where we’ve come from
The run since 2020
Brisbane tracked sideways for much of the 2010s, then surged through the early 2020s, paused, and kicked again in 2023–2024. That lift wasn’t even across the city. The strongest pulse has been in affordable pockets with decent transport and jobs nearby. In plain English, momentum is still there, just more selective. If you are weighing up the Brisbane property market in 2025, anchor your search to suburbs where vacancy stays tight and new supply is scarce.
What’s selling right now
Sales are bunching at the lower and upper ends, with fewer deals in the middle. Sub-$500k options are disappearing, which signals a continuing ripple effect from the outer ring toward the mid-ring as buyers chase value. For first-home buyers and investors, that means moving early on well-located stock and widening the map by one ring when auctions run hot. If Brisbane investment property is on your list, pair price discipline with on-the-ground checks so you don’t pay a premium for thin quality.
Signals to watch in 2025
Vendor discounting
Discounts tightened through 2024, which usually points to firmer pricing even if monthly growth cools. When sellers concede less, it tells you buyer depth is still there. For anyone planning a purchase, assume less wriggle room in negotiations and have your price ceiling set before inspections.
Vacancy and rents
Brisbane’s rental market remains tight by national standards. Low vacancy supports rents and helps hold values, even when sales momentum pauses. For first-home buyers and investors, that means checking rental evidence, suburb by suburb, asking property managers about days vacant, and allowing for realistic leasing time in the budget.
Infrastructure that draws demand
Northside health precinct growth continues, including the Prince Charles Hospital expansion near Chermside. Hospital upgrades tend to anchor well-paid, steady employment and pull services into adjoining corridors. That combination can lift tenant demand and improve resale depth in nearby pockets such as Zillmere and its surrounds.
Three suburbs to watch
Inala
Inala sits about 14 km from the CBD and still prices below many inner–mid ring pockets. The transcript points to tight vacancy and very limited new supply, which supports both rent and resale depth. That mix makes Inala a practical choice for value-driven buyers who want proximity without paying premium inner-city prices.
Go in with clear eyes. Order building and pest, check flood overlays, and plan staged upgrades that lift rent without blowing the budget. Pair these insights with live suburb profiles and recent sales so you anchor offers to current conditions, not headlines.
Darra
Darra remains relatively affordable and benefits from rail access and arterial links. Vacancy can take a little longer to absorb between tenancies, so allow extra leasing time in your cash flow and present the property well to stand out.
Before bidding, cross-check active listings, recent days on market, and any clusters of new townhouses that might soften rent. If the numbers still clear your cash flow hurdle after these checks, Darra can be a sensible addition for buyers who want city access without inner-ring pricing.
Zillmere
Zillmere’s appeal comes from its spot on the northside near Chermside’s services and the hospital precinct, with pricier neighbours like Virginia and Banyo supporting the ripple effect case. Limited fresh supply in surrounding pockets helps momentum when demand lifts.
Validate today’s price and rent with recent comps, not last quarter’s averages. If yields feel thin, negotiate for terms or price that restore your line in the sand. For buyers who want steady tenant demand, Zillmere’s mix of transport, jobs, and amenity is hard to ignore.
Price pressure vs supply reality
Why affordable pockets keep running
When more buyers chase the same listings, the lower price bands and units tend to move first. Entry-level stock attracts first-home buyers, upgrader overflow, and investors who want better rent coverage. If rate relief arrives while listings stay tight, borrowing power rises faster than supply, so prices firm. Add in low new approvals and rising build costs, and the pool of fresh homes stays shallow. That is why value suburbs near transport, jobs, and shops often keep edging up even when the citywide pace cools.
For Brisbane property market 2025 watchers, the practical move is to target suburbs with tight vacancy and genuine rental depth, then pressure-test cash flow. A clean strata record or a solid building inspection can be the difference between a safe hold and a money pit.
What could slow growth
Several brakes can appear at once. A wobble in employment can sap demand. A jump in listings from investor exits or delayed completions can loosen the market. Credit conditions can shift and trim serviceability. If construction finally lifts, more stock can meet the queue of buyers and cool the pace.
Plan for all three. Set a clear price ceiling, keep a cash buffer, and line up two offer plays in case a valuation comes in short. If auctions heat up, widen the map by one ring and stay disciplined on yield after costs. AbodeFinder’s buyer’s agency can help set the brief, test price and rent, and negotiate clean terms so you buy once and buy well.
AbodeFinder action plan
What we do for you
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Strategy session to lock goal, budget, timing, and risk settings
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Suburb Finder short-list built on vacancy, rents, and access
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Buying Chance Calculator to stress-test cash flow
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Strata and Building Health Check, plus Price and Rent Cross-Check
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End-to-end buying — search, inspections, negotiation, and clean contract terms as your buyer’s agency
Ready to buy once and buy well? Book a free strategy call with AbodeFinder. Let’s set your brief, run the checks, and secure the right home or investment.
