Investment Property in Brisbane, With Every Number Sourced

What a Brisbane rental actually pays each week

Every rent figure on this page comes from the Residential Tenancies Authority, the Queensland government body that holds rental bonds. These are medians for new tenancies that started in the June quarter of 2026, taken from bond lodgements. They aren't the rent every tenant in Brisbane pays. The RTA also asks that you compare June to June rather than quarter to quarter, so that's what we've done.

Here's Brisbane City, June quarter 2026, with the same quarter a year earlier beside it.

The 3-bedroom house median moved $45 a week in twelve months, close to 6.7 percent against the June 2025 figure. Dollars matter more than the percentage once you put it against a loan repayment.

The RTA held 194,987 bonds across Brisbane City at 30 June 2026. That's the size of the rental market you'd be buying into, counted rather than estimated.

One thing you won't find here. The RTA publishes bonds and rents, not vacancy. So we have no official Brisbane vacancy rate to give you, and we'd rather leave a gap than fill it with a number from somewhere we can't point at.

Zoom into a single suburb and the medians split hard by dwelling type. South Brisbane, June quarter 2026: a one-bedroom flat at $710 a week (it was $650 in June quarter 2025), a two-bedroom flat at $900, a three-bedroom flat at $1,485. The bonds held there at 30 June 2026 tell you why. 2,013 one-bedroom flats, 2,159 two-bedroom flats and 321 three-bedroom flats, against 39 three-bedroom houses and 21 four-bedroom houses. South Brisbane is an apartment market.

A median still won't price your property. We manage a one-bedroom apartment in South Brisbane, advertised at $650 a week against that $710 suburb median. Sixty dollars a week apart, same suburb, same dwelling type. Building, floor, aspect, car space and condition all move that figure. Which is the whole argument for running the numbers on the actual property instead of a suburb average.

• 3-bedroom house: $720 a week, up from $675
• 4-bedroom house: $850, up from $800
• 3-bedroom townhouse: $725, up from $680
• 2-bedroom flat or unit: $700, up from $670
• 1-bedroom flat: $575, up from $550
• All dwellings: $675, up from $650

Brisbane next to Moreton Bay, Logan, Ipswich and the Sunshine Coast

Same measure, same quarter, same source. Median weekly rent for a new 3-bedroom house tenancy, June quarter 2026, by local government area.

A 3-bedroom house in Brisbane City rents for $120 a week more than the same dwelling type in Logan, and $40 a week less than one on the Sunshine Coast. On the all-dwellings measure the gap runs the same way, $750 a week on the Sunshine Coast against $675 in Brisbane. FAA works in both markets, so that's a comparison we can make from our own footprint rather than from someone else's report.

Supply is a separate story, and the Queensland Government Statistician's Office counts it. In its release dated 29 July 2026, Brisbane City had the largest number of detached residential dwelling sales of all monitored Queensland LGAs during the March quarter of 2026, with 3,142 sales. Logan had the largest expected dwelling yield of any monitored LGA at 31 March 2026, at 103,953 expected dwellings, and the largest number of lot approvals during the December quarter of 2025, at 2,244.

Picking the suburb is a different job, and we've already written it up. Our post on higher-yielding areas works through Caboolture, Logan Central, Deception Bay, Southport and Maroochydore. This page is about what happens after you have a shortlist, when the figures on one specific property have to hold together.

• Brisbane (C): $720
• Sunshine Coast (R): $760
• Moreton Bay (R): $630
• Logan (C): $600
• Ipswich (C): $580

Who's arriving in Greater Brisbane, counted by the ABS

Greater Brisbane grew 2.1 percent in 2024-25, an increase of 58,200 people, reaching 2,833,524 residents at 30 June 2025. The Australian Bureau of Statistics released those figures on 31 March 2026.

Where that growth came from, same release: net overseas migration 33,934, natural increase 13,212, net internal migration 11,077.

Greater Brisbane is an ABS statistical area, so it reaches well past the Brisbane City Council boundary and takes in parts of Moreton Bay, Logan and Ipswich. Worth knowing before you compare a Greater Brisbane growth figure against a Brisbane City rent figure, because they aren't the same footprint.

Population growth is context for demand. It isn't a rent forecast or a price forecast, and nobody can give you one of those honestly.

What the state takes before your first rent payment

Transfer duty is the big one, and Queensland Revenue Office publishes the rates. The page was last updated 25 June 2026.

The home concession doesn't apply to an investment property. Concessions are for a property you buy as your home. If you're a foreign person, including a foreign company or trust, an additional foreign acquirer duty surcharge of 8 percent applies to residential land acquisitions in Queensland on top of the rates above.

Worked example, illustrative only. We've picked $720,000 as a round example figure. It isn't a Brisbane median and we aren't presenting it as one. Duty on a $720,000 investment purchase with no concession is $17,325 plus $4.50 per $100 on the $180,000 above $540,000, which comes to $25,425. That's duty alone. It excludes legal fees, lender costs, building and pest, and every ongoing cost after settlement.

Then land tax, which catches people out because it's assessed on the total taxable value of all your Queensland freehold land added together, not on one property in isolation. An exemption may be available for the land you use as your home. For individuals, liability starts at a total taxable land value of $600,000 or more. The $600,000 to $999,999 band is $500 plus 1 cent for each $1 over $600,000. The $1,000,000 to $2,999,999 band is $4,500 plus 1.65 cents for each $1 over $1,000,000. That QRO page was last updated 23 July 2024.

Buy in a company or a trust and the threshold drops to $350,000, not $600,000. A foreign company or foreign trust is also liable at $350,000 and pays a 3 percent foreign surcharge on top of the land tax rates. General information, not a statement about your own liability. Your accountant works out what applies to you.

Our calculator holds a purchase price, the rent and your holding costs in one place, which is a faster way to see whether a Brisbane deal works than adding it up on paper.

The 1 July 2027 negative gearing change, and why it points at new builds

This is the part most Brisbane investment pages skip, and it's the part that will decide what kind of property makes sense to buy.

The Treasury Laws Amendment (Tax Reform No. 1) Act 2026 is Act No. 49 of 2026. It received Royal Assent on 26 June 2026. Schedule 2 is titled "Limit negative gearing for residential property to new builds". It's in force and administered by the Department of the Treasury. The limits start from the 2027-28 income year, which means 1 July 2027.

In the Treasurer's second reading speech, the wording is plain. Losses related to existing residential investment properties purchased after 7:30pm AEST, 12 May 2026 "will only be deductible against other income" from residential properties, including capital gains. On properties already held: "Properties held at announcement will be allowed to be negatively geared in future years until sold. This ensures that taxpayers who made investment decisions under the existing rules will not be affected." On losses that can't be used straight away: "Excess losses can be carried forward to offset residential property income in future years, so investors can continue to claim a deduction in the future for costs such as maintenance." And on the exception: "Investors can continue to use negative gearing on new builds, ensuring the benefits of negative gearing are directed to investments that support growth."

The changes apply to residential property held by individuals, partnerships, companies and most trusts. Commercial property and other asset classes such as shares keep their existing treatment.

What counts as a new build isn't settled yet. Treasury's own position is that the definition is subject to consultation, and that consultation is still open. So we won't tell you what qualifies. Any page that does is guessing ahead of the rule, and on a purchase this size a guess isn't good enough.

Nothing about how a Brisbane investment property is negatively geared changes before 1 July 2027. Current-year deductibility is unchanged. What the new rule does to your own position depends on your circumstances, and that's a question for your accountant.

Two things follow that we'd rather say out loud than leave sitting under the surface. New builds are what FAA sources. And builders pay FAA when a purchase proceeds. Read the next section before you weigh anything on this page.

How FAA works in Brisbane, and who pays us

FAA Property sources new-build and house-and-land investment property in Brisbane for Queensland and interstate investors. Property management is provided on the Sunshine Coast.

One office, in Maroochydore. Suite 3-7, Level 5, Tower 2, 55 Plaza Parade, Maroochydore QLD 4558, on (07) 5327 3469. No Brisbane branch and no Brisbane phone number, because there's no Brisbane office to put one in. We work Brisbane from here.

FAA Property Pty Ltd holds Queensland Office of Fair Trading real estate licence 4220395, type Real Estate Agent, expiring 5 June 2027. That licence permits us to act for buyers. The Property Occupations Act 2014 (Qld) section 26 covers buying and negotiating for a client for reward, and Queensland has no separate buyer's-agent licence class.

Now the disclosure. Several of the commercial pages ranking for this search assert independence from the seller side, and publish return figures with nothing attached to them. We can't make the first claim, so we won't, and we've put a source beside every number above instead of the second.

FAA Property earns a commission from builders and developers when a property purchase proceeds. The strategy session itself costs you nothing. Because we're paid by the supply side, you should weigh our recommendations with that in mind.

On management, the honest position takes one more sentence than the marketing version. We do manage rentals in the wider Greater Brisbane corridor: a one-bedroom apartment in South Brisbane at $650 a week, a four-bedroom house in North Lakes at $785, a property in Kallangur at $450 and a four-bedroom house in Jimboomba at $700, read from our live rentals feed on 5 August 2026. Four properties in that corridor. That doesn't make Brisbane a management area for us, and we won't dress it up as one. In Brisbane, FAA sources.

• We source new-build, house-and-land and off-market investment property across South East Queensland, Brisbane included
• The strategy session costs you nothing, and builders and developers pay us when a purchase proceeds
• Property management runs from Maroochydore and covers the Sunshine Coast
• Whatever is currently on the market sits on our listings pages, updated from our live listing feed