Brisbane suburbs to watch in 2025

Brisbane's median dwelling value is now second only to Sydney after seeing a massive 61.5% rise since the start of the pandemic.

Brisbane home values rose another 13% over the last 12 months, and experts agree that growth rate will only moderately slow 2025 – if at all. Brisbane’s median house price is $974,025 and it's median unit price is $669,254 as at December 2024, according to CoreLogic data.

2024 was a big year for Brisbane’s property market. The city’s median dwelling value overtook Melbourne’s in January and its median house price outstripped Canberra's falling house values in May.

SQM Research is forecasting Brisbane home prices will rise by another 9% to 14% in 2025, which looks set to be the city’s 12th consecutive year of price increases.

Domain is tipping Brisbane’s median house price will hit the $1 million benchmark in the coming year.

City growth

Property analysts widely agree Brisbane’s home prices will continue to be driven by migration, major public infrastructure projects in the lead up to the 2032 Olympics, and lifestyle factors.

Brisbane has experienced steady population growth, both from overseas migration and those relocating from interstate. The city’s population is estimated to have grown by 2.5% in 2024 putting further pressure on an already tight housing market.

Right now, Brisbane’s major infrastructure projects include a significant upgrade to its inner-city rail network and a new rapid transport bus system. Areas benefiting from revamped public transport and those close to Olympic venues are expected to see a surge in property prices.

We’ve consulted a mix of property experts to nominate their top Brisbane suburbs for 2025, with quite a few gravitating out of the city and into the Greater Brisbane area.

Median price and rent data from realestate.com.au as at December 2024

Ferny Hills, 4055

• Median price: $955,000 for houses, limited unit stock

• Median rent: $650 pw for houses, limited unit stock

The northwestern suburb of Ferny Hills has been singled out by a couple of expert analysts.

It made the cut for realestate.com.au’s national ‘Hot 100 Suburbs to Watch for 2025' list, as well as the narrower selection of MCG Quantity Surveyors.

MCG Quantity Surveyors' ‘Suburbs to Watch in 2025’ report considered data on affordability, proximity to the CBD, and favourable market indicators, nominating suburbs offering not only capital growth but strong community and lifestyle appeal.

The aptly-named Ferny Hills, situated about 15 kilometres from the Brisbane CBD, came out top of its list for Brisbane.

Ferny Hills' property market is 95% houses and a notable 33% of them are owned outright, contributing to market stability in the suburb.

MCG managing director Mike Mortlock said Ferny Hills offers affordability for buyers, including first home buyers and those looking to upgrade, and is already starting to take off.

“The median listing price has increased to $972,623 from $940,440 over the past three months, indicating a positive market trend,” he said.

At the same time, inventory levels have decreased, signalling a strong seller’s market where properties are highly sought after.

“[Ferny Hills] is known for its lush green spaces, including the nearby Samford Conservation Park and an array of local parks and walking trails,” Mr Mortlock said.

“Quality schools, sporting facilities, and a strong community spirit make Ferny Hills an attractive option for families seeking a balanced lifestyle.”

The suburb is also well-connected to the CBD thanks to the nearby Ferny Grove train station.

Wynnum, 4178 & Manly, 4179

• Wynnum median price: $1,222,500 for houses, $708,000 for units

• Wynnum median rent: $675 pw for houses, $550 pw for units

• Manly media price: $1,550,000 for houses, $800,000 for units

• Manly median rent: $760 pw for houses, $550 pw for units

Wynnum and Manly, neighbouring suburbs that line the shores of Moreton Bay, are notably cheaper than other established suburbs, according to National Property Buyers Brisbane director Stephen McGee.

He told Savings.com.au they offer attractive factors that both investors and owner-occupiers desire, namely “lifestyle, lifestyle, lifestyle”.

“Wynnum and Manly have moderate median values when compared to other Brisbane suburbs of the same generation, such as [prestige suburbs] Ascot or Hamilton, but the offering of the Moreton Bay seaside lifestyle, in my opinion, is a factor that will become more and more prominent and drive these values much higher,” Mr McGee said.

He said one of the factors seeing Wynnum and Manly trump Ascot or Hamilton is the minimal aircraft noise heard in the bayside suburbs, despite their proximity to Brisbane Airport.

“Since the opening of the second runway in Brisbane, both Ascot and Hamilton have become very polluted with that noise,” Mr McGee said. “This is a major differential and will certainly add even more attraction to Wynnum and Manly.”

The two suburbs, already well loved by boaties, are located around 19 kilometres by road from Brisbane’s CBD, have significant heritage-listed sites and buildings, are serviced by rail, and have undergone considerable gentrification in recent years.

Wynnum also made realestate.com.au’s national ‘Hottest 100 Suburbs’ list for 2025. Adelaide University property academic and buying consultant Peter Koulizos said it had promising capital growth prospects given its proximity to water and its more expensive neighbour Manly.

Banyo, 4014

• Median price: $946,250 for houses, $598,500 for units

• Median rent: $650 pw for houses, $580 pw for units

Another Brisbane suburb appearing on realestate.com.au’s national ‘Hot 100 Suburbs’ list, Banyo was nominated by AllenWargent Property Buyers senior agent and property valuer Guy Smith.

Located about 15 kilometres from the Brisbane CBD, Banyo is a mixed residential and industrial suburb with close proximity to Brisbane Airport, the Port of Brisbane, and the major transport corridor that is the Gateway Motorway.

It also accommodates the Australian Catholic University's Brisbane campus and is connected to the CBD via rail (although the Banyo train station is currently closed and undergoing upgrades).

Mr Smith likes the suburb’s relative affordability compared to its neighbours and said Banyo is benefiting from ongoing gentrification.

In previous years, Banyo has been home to airport workers and those involved with nearby industries. In more recent times, however, homebuyers have been attracted by the suburb’s affordability and improving facilities.

Banyo’s commercial area has undergone a recent upgrade and the suburb has a list of heritage sites, cafes, restaurants, and its own local brewhouse.

Springwood, 4127

• Median price: $930,000 for houses, $480,000 for units

• Median rent: $640 pw for houses, $470 pw for units

The commuter suburb of Springwood is around 20 kilometres south of Brisbane’s CBD and was the top Queensland pick of Australian property industry identity John McGrath.

In the 2025 McGrath Report, Mr McGrath said the suburb (situated in Logan) offers convenience, diverse housing options, and is family friendly.

“Springwood is undergoing change as young professionals and families move in and Baby Boomers move out,” he said.

He singled out the 36-hectare Springwood Conservation Park for special mention. The suburb’s open eucalypt forest reserve is home to a variety of wildlife and offers recreational facilities.

Springwood’s median property values are lower than those of Brisbane, with a higher annual growth rate – 16.3% for houses and 18.5% for units.

Springwood also has ready access to the M1 and is situated about 60km from the Gold Coast.

Geebung, 4034

• Median price: $1,010,000 for houses, no data for units

• Median rent: $625 pw for houses, $465 pw for units

Geebung, 11 kilometres north of the Brisbane CBD, is another suburb that's been quietly undergoing gentrification – maybe not so quietly now that it’s made realestate.com.au’s 2025 pick list.

It’s been nominated by Streamline Property Buyers managing director Melinda Jennison, who said Geebung offers more affordable house prices than neighbouring suburbs Wavell Heights (median house price $1.3 million) and Virginia ($1.22 million).

It’s worth noting Virginia’s median house price has shot up more than 35% in the past 12 months compared to Geebung’s 15% growth rate, which might position it well for more capital growth.

Geebung’s residential stock is almost entirely made up of houses, with virtually no unit or townhouses found within its borders. Although, there is some industrial land on the suburb’s eastern boundary.

It has direct rail access to the CBD and is well connected to the airport and the Sunshine Coast.

According to Ms Jennison, Geebung is particularly appealing to families and is known for its laid-back lifestyle and abundant green spaces.

Indeed, the suburb is home to no less than 10 parks, has a state and Catholic primary school, and is in close proximity to Brisbane’s northside shopping hub Westfield Chermside.

Many of the Geebung's postwar homes are undergoing renovation as families and professionals move in.

Tarragindi, 4121

• Median price: $1,399,000 for houses, no data for units

• Median rent: $725 pw for houses, no data for units

Stepping into a higher price bracket, Ms Jennison likes the leafy suburb of Tarragindi, about six kilometres south of the Brisbane CBD.

“Tarragindi already benefits from its close proximity to Brisbane’s Southeast Freeway and Busway and will soon be connected to Brisbane’s new Metro service which will provide a traffic-free route into the CBD via the nearby Holland Park West station,” she said.

The main part of the suburb lies in a valley between Wellers Hill and Tarragindi Hill, providing a selection of elevated blocks, some with city views.

Tarragindi is also home to many parks and reserves including the nearby 655-hectare Toohey Forest, the largest area of remnant bushland in Brisbane.

The suburb features Queenslander-style postwar homes on larger blocks that aren't covered by character housing guidelines, meaning they can be significantly renovated or demolished for new builds.

“Tarragindi is an area that’s rapidly gentrifying,” Ms Jennison said. “Families are purchasing the older homes because it’s the closest suburb to the CBD that’s predominantly low-density residential as opposed to character residential where properties are protected from demolition.

“It makes for a great area to knock down the older, postwar homes and create larger, executive family homes.”

Tarragindi has a relatively high proportion of owner-occupiers and its median house price shot up 16.5% over the past 12 months.

Tennyson, 4105

• Median house price: $1,200,000 for houses, no data for units

• Median rent: $750 pw for houses, no data for units

Sydney-based buying agent Lloyd Edge has been extolling the wisdom of buying property in Brisbane in the lead-up to the 2032 Olympic Games.

Mr Edge, the founder and managing director of national property buying agency Aus Property Professionals, said that, historically, property prices have boomed in cities hosting the Olympics, and Brisbane is following suit.

He said South-East Queensland’s home values are already surging due to migration and infrastructure employment, and he’s identified a number of suburbs around Olympic sites and planned projects as bets for long-term growth.

“It isn’t about the value of your asset when you buy it, but what your asset is able to provide you in the long term,” he said.

He acknowledges many areas already have elevated home prices but the small southern riverside suburb of Tennyson, about nine kilometres from the Brisbane CBD, is one pocket that’s relatively affordable compared to neighbouring suburbs.

Tennyson is the site of the Queensland Tennis Centre. The 11-court centre will host the Olympic and Paralympic tennis events and borders a riverside park and popular activity-based playground.

It's a quiet, family-friendly suburb close to the city where properties tend to be tightly held. Alas, it's also prone to flooding, so prospective buyers should do their homework.

Herston, 4006

• Median price: $1,310,000 for houses, $650,000 for units

• Median rent: $750 pw for houses, $527 pw for units

Ms Jennison also chose the inner-Brisbane suburb of Herston based on the proposed redevelopment of Victoria Park, on its southern boundary, for the 2032 Olympics.

The construction of a new sports stadium and associated facilities within the 64-hectare park was the central proposal put forward by the city’s Sport Venue Review taskforce in March 2024.

While the new Queensland government is yet to finalise where (and if) any new stadium will be built, Victoria Park - a former golf course - is nevertheless set to undergo major transformation under a city council masterplan.

As it stands, the parkland looks set to the site of a new BMX track for the Olympic Games.

Herston is around three kilometres from the CBD and is home to the Royal Brisbane and Women’s Hospital, the Queensland Institute of Medical Research, and the Herston Quarter – a five-hectare health precinct development area on the site of the former Royal Children’s Hospital.

As such, Herston is home to many medical and hospital workers.

It's also serviced by the Inner-Northern Busway, a bus-only road connecting Brisbane’s northern suburbs to the CBD.

Herston’s house prices have seen a 16.4% jump over the past 12 months, although its unit prices have seen a 18% fall.

Its house prices are also notably lower than in neighbouring suburbs Spring Hill (median house price $1,865,000) and Kelvin Grove ($1,452,500).

Redland Bay, 4165

• Median house price: $895,000 for houses, $706,000 for units

• Median rent: $700 pw for houses, $417 pw for units

Redland Bay is another locality of the Greater Brisbane region, in the Redland City local government area and on the shores of southern Moreton Bay.

Mr Edge likes that it’s set to benefit from new Olympic infrastructure.

The international-standard Redland Whitewater Centre will be constructed to host canoe and kayak slalom events and the International Canoe Federation predicts it will bring long-lasting benefits well after the Olympics.

It’s been earmarked to be used as a swift water training facility for emergency services and will be on the map of recreational and international paddlers who’ll use the facility for year-round training and competition.

Mr Edge likes the growth prospects such a project will bring to the area.

The historic settlement of Redland Bay, at about 37 kilometres from the Brisbane CBD, is still a semi-rural area where farming and fishing dominate.

In addition to sea and tree changers, improved transport infrastructure and the work-from-home revolution have seen some Brisbane commuters move in. It’s also the port that services Moreton Bay’s southern islands – home to several thousand residents.

Property prices have grown modestly in the area compared to Brisbane property prices over the past five years and it now offers better affordability.

The area is already undergoing gentrification, with bayside cafes and restaurants attracting locals and weekend daytrippers.

Redland Bay’s house prices are also lower than the nearby suburbs of Birkdale (median house price $1.1 million), Cleveland ($1,055,000), and Victoria Point ($919,000).

Ipswich, 4305

Although technically a city in its own right, Ipswich made the cut for Brisbane’s best suburbs list, with both Mr McGee and Mr McGrath enthusiastic about opportunities pockets of the city are offering.

Situated 40 kilometres west of the Brisbane CBD, McGee likes some of Ipswich’s western suburbs where prices have increased “dramatically” over the last two to three years. Two of his picks have seen almost 30% growth in values in the past 12 months alone and all have rental yields between 4.2% and 5%.

The following values are for houses only as there are few units in the suburbs:

Coalfalls

• Median price: $700,000
• Median rent: $500 pw

Coalfalls has seen house prices grow 28% over the past 12 months and its median price has doubled in the past five years.

Sadliers Crossing

• Median price: $665,000
• Median rent: $500 pw

House prices in Sadliers Crossing have increased 18.8% in the past year.

Leichardt

• Median price: $566,750
• Median rent: $480 pw

Leichardt has seen 29% house price growth in the past 12 months and a 126% jump in the past five years.

One Mile

• Median price: $529,000
• Median rent: $450 pw

One Mile has seen 22% growth in its median house price in the past year, which is now more than double what it was five years ago.

“The benefit of these areas is that they're all established areas, so schools, shops, leisure, and transport is already there as opposed to some perhaps younger areas that are time-planned for the infrastructure to arrive,” Mr McGee said.

“Given that suburbs closer to Brisbane have been priced out of reach for a lot of investor buyers and the drive from these suburbs to Brisbane CBD has become faster due to road improvements, these areas are all in the zone right now.”

North Ipswich

• Median price: $638,000
• Median rent: $480 pw

Meanwhile, Mr McGrath earmarked the historic suburb of North Ipswich, on the Bremer River, as one to watch.

“North Ipswich is set to benefit from improved Olympic public transport and infrastructure including the $40 million North Ipswich Sport and Entertainment Precinct,” Mr McGrath said.

“It’s also a great place to nab a Queenslander at a fraction of the price you could expect to pay closer to [Brisbane].”

The enclave of Raymonds Hill, near the centre of the suburb, provides views and catches river breezes.

North Ipswich has a number of heritage-listed buildings and sites and features many Queenslander homes – some already lovingly restored and others ripe for renovation.

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