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Brisbane’s rental market has been one of the strongest performers in Australia over the past two years with demand outstripping supply and vacancy rates reaching record lows. As we move into the final quarter of 2025, landlords and property investors want to know: will the market remain tight, or are conditions starting to shift?
At Homeward Property Management, we specialise in helping landlords navigate these market cycles. Here’s our forward-looking forecast for Q4 2025 plus what Brisbane landlords can do now to protect and grow their rental returns.
Vacancy Rates: Still at Historic Lows
The Brisbane rental market continues to operate under extreme pressure. Vacancy rates remain below 1.5% across most inner-city and blue-chip suburbs such as Ascot, Hamilton, and Newstead. In practical terms this means well-presented homes and apartments are being leased within days of hitting the market.
For landlords, this is welcome news. With such limited choice available to tenants, owners can be more selective in choosing quality tenants who will care for the property. This is where boutique property management in Brisbane makes a difference: securing long-term, reliable tenants rather than rushing through applications.
Rental Price Growth: Slower, But Sustainable
The double-digit rent increases of 2022 and 2023 have levelled off, but rents in Brisbane are still rising at a steady 4–6% year-on-year. This pace is sustainable and reduces the risk of rental affordability backlash while still boosting landlord income.
Landlords with premium properties, particularly family homes in Brisbane’s inner north and riverside suburbs are achieving the strongest results. Tenants are showing they are willing to pay a premium for lifestyle, location and quality property management.
For landlords, this highlights the importance of presenting properties to a high standard. A clean, well-maintained property with professional marketing will always outperform the competition, even in a slower growth environment.
New Supply and Micro-Market Shifts
While overall supply remains tight, Q4 2025 will see a wave of new apartment completions in areas like Bowen Hills, Fortitude Valley and West End. This will temporarily ease demand in those pockets, creating more choice for renters.
However, established houses and boutique apartments in prestigious suburbs continue to outperform. Families and professionals are still prioritising space, character and lifestyle areas where Brisbane excels compared to Sydney and Melbourne.
This means landlords in oversupplied apartment markets need to work harder. Competitive pricing, modern upgrades and proactive management will be critical to reduce vacancy risk.
Investor Sentiment: Strong Confidence in Brisbane
Brisbane remains one of Australia’s most attractive property investment markets. Population growth, fuelled by interstate migration and overseas arrivals, is still outpacing housing construction. With the 2032 Olympics on the horizon, infrastructure investment is supporting long-term capital growth.
For property investors, Q4 2025 represents an opportunity to consolidate. Securing premium tenants now, reviewing rental appraisals regularly and keeping properties well-maintained are key steps to ensure ongoing rental yield growth.
What This Means for Landlords
The message for landlords is clear: Brisbane’s rental market remains in your favour. However, the days of runaway rent hikes are behind us and the focus now is on tenant quality, compliance, and proactive property management.
At Homeward, we work with landlords across Brisbane to:
Accurately price rentals using real-time market data
Attract premium tenants with professional marketing and careful screening
Manage compliance with Queensland tenancy regulations
Provide transparent communication and reporting powered by AI-driven tools
Final Word: A Market That Rewards Proactive Landlords
Q4 2025 will see Brisbane continue as one of the tightest rental markets in Australia. Landlords who invest in their property presentation and partner with an experienced Brisbane property management company will enjoy low vacancy, reliable tenants, and steady rental growth.
If you’re a landlord looking to maximise your investment property’s performance, now is the time to take action.
Book your free rental appraisal with Homeward Property Management today and discover how boutique management can unlock the full potential of your property.
