Property is not a game – 2025 update
In a previous article in 2016, we delved into housing affordability and the factors influencing property growth in Brisbane. Building upon that foundation, let’s explore how different suburb price ranges have performed over the past 8 years and identify areas with the potential to deliver above-average growth.
Key Takeaways:
- Median House Price in Brisbane: As of November 2024, the median house price in Brisbane is approximately $974,025 up from $665,000 in 2016 and from $517,000 in 2011.
- Performance Across Price Ranges: Suburbs in the mid-range price bracket (35-55% above the median) have demonstrated notable growth, though outcomes vary by suburb.
- Strategic Investment: Identifying investment-grade suburbs and understanding local market dynamics are crucial for achieving above-average growth.
Affordable Suburbs Around the Brisbane Median
In 2019, the median house price for the Brisbane LGA was approximately $550,000. Let’s examine the growth in a selection of suburbs that had similar median house prices in 2019:
| GROWTH | ||||||
| 2011 | 2016 | 2024 | 2011-2016 | 2016-2024 | 2011-2024 | |
| Brisbane LGA | $517,000 | $665,000 | $974,000 | 28.6% | 46.5% | 88% |
| Holland Park | $517,000 | $692,500 | $1,400,000 | 33.9% | 102.2% | 171% |
| Enoggera | $522,500 | $673,000 | $1,316,000 | 28.8% | 95.5% | 152% |
| Nudgee | $515,000 | $618,000 | $1,115,000 | 20.0% | 80.4% | 117% |
| Carseldine | $515,000 | $587,500 | $1,090,000 | 14.1% | 85.5% | 112% |
| Middle Park | $527,500 | $580,000 | $1,165,000 | 10.0% | 100.9% | 121% |
Note: The above figures are illustrative estimates based on market trends and may not reflect exact current values.
These figures indicate that while some affordable suburbs have experienced significant growth, others have lagged, suggesting that purchasing around the median price does not guarantee superior returns.
Performance of Premium Suburbs
Examining the top-tier suburbs in Brisbane in 2011 reveals varied growth patterns:
| GROWTH | ||||||
| 2011 | 2016 | 2024 | 2011-2016 | 2016-2024 | 2011-2024 | |
| Teneriffe | $1,151,500 | $1,950,000 | $3,877,500 | 69.34% | 98.8% | 236.7% |
| Ascot | $940,000 | $1,250,000 | $2,390,000 | 32.98% | 91.2% | 154.3% |
| New Farm | $1,252,500 | $1,626,000 | $2,675,000 | 29.82% | 64.5% | 113.6% |
| Bulimba | $915,000 | $1,170,000 | $1,962,500 | 27.87% | 67.7% | 114.5% |
| Hamilton | $1,130,000 | $1,175,000 | $2,075,000 | 3.98% | 76.6% | 83.6% |
| St Lucia | $1,030,000 | $995,000 | $1,969,000 | -3.40% | 97.9% | 91.2% |
Note: The above figures are illustrative estimates based on market trends and may not reflect exact current values.
This data suggests that investing in blue-chip suburbs does not inherently ensure above-average growth, as performance can vary significantly.
Mid-Range Suburbs: A Closer Look
Suburbs priced between 35-55% above the Brisbane median in 2011 have shown promising growth:
| GROWTH | ||||||
| 2011 | 2016 | 2024 | 2011-2016 | 2016-2024 | 2011-2024 | |
| West End | $710,500 | $1,055,000 | $1,700,000 | 48.49% | 61.1% | 139.3% |
| Wilston | $730,000 | $1,065,000 | $1,660,000 | 45.89% | 55.9% | 127.4% |
| Hawthorne | $800,000 | $1,160,000 | $2,087,500 | 45.00% | 80.0% | 160.9% |
| Highgate Hill | $777,500 | $1,100,000 | $1,881,000 | 41.48% | 71.0% | 141.9% |
| Chelmer | $790,000 | $1,005,000 | $1,572,500 | 27.22% | 56.5% | 99.1% |
| Balmoral | $760,000 | $947,500 | $1,865,000 | 24.67% | 96.8% | 145.4% |
| Bardon | $716,000 | $885,000 | $1,800,000 | 23.60% | 103.4% | 151.4% |
| Clayfield | $881,000 | $1,055,000 | $1,800,000 | 19.75% | 70.6% | 104.3% |
| Hendra | $792,500 | $940,000 | $1,841,000 | 18.61% | 95.9% | 132.3% |
| Kalinga | $794,500 | $934,500 | $2,125,000 | 17.62% | 127.4% | 167.5% |
| Sherwood | $760,000 | $886,000 | $1,460,000 | 16.58% | 64.8% | 92.1% |
| Paddington | $810,000 | $939,000 | $1,902,500 | 15.93% | 102.6% | 134.9% |
| Auchenflower | $813,500 | $884,500 | $1,560,000 | 8.73% | 76.4% | 91.8% |
| Fig Tree Pocket | $830,000 | $893,750 | $1,890,000 | 7.68% | 111.5% | 127.7% |
| Spring Hill | $865,000 | $910,000 | $1,865,000 | 5.20% | 104.9% | 115.6% |
Note: The above figures are illustrative estimates based on market trends and may not reflect exact current values.
These mid-range suburbs have generally outperformed both affordable and premium counterparts, highlighting the importance of strategic selection based on comprehensive market analysis.
Strategic Investment Approach
At our agency, we’ve identified numerous investment-grade suburbs within the Brisbane LGA. We firmly believe that success in property investment is not solely determined by price but by a thorough understanding of local market dynamics, infrastructure developments, and demographic trends.
Suburb Spotlight: Paddington
Paddington was my personal pick in 2016 and continues to stand out as a suburb with significant growth potential. With a median house price under $2 million, it offers a vibrant café culture, excellent transport links, and proximity to the CBD. Despite being an underperformer compared to other lifestyle precincts, its array of character homes and desirable location make it a promising choice for investors seeking above-average growth.
Investing in Brisbane’s property market requires more than targeting a specific price range. A nuanced approach that considers individual suburb dynamics, growth indicators, and investment fundamentals is essential. By leveraging our local expertise and comprehensive analysis, we can guide you in making informed decisions to achieve your property investment goals.
Why Property Pursuit?
At Property Pursuit, we specialize in guiding prestige home buyers and investors through the Brisbane property market with confidence. Whether you’re purchasing from out of town or simply want expert guidance, we’re here to make the process as smooth and rewarding as possible.
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