Investment Properties Brisbane
We build where Greater Brisbane still has land
Brisbane median house price
$1,180,552, up 10.3% over the year to August 2026.
New house and land, 39 minutes from Central.
Why now
Australia's second most expensive capital, and it is running out of house blocks
Brisbane overtook Melbourne in the September 2025 quarter to become Australia's second most expensive capital for houses (behind Sydney), and hasn't given it back — the only major capital to post a quarterly gain in June 2026, with the gap over Melbourne now around $171,000. Supply hasn't kept pace: Greater Brisbane added 58,223 people in 2024-25 (up 2.1% to 2.83 million), projected to hit 3.81 million by 2046, while the state's regional plan calls for ~900,000 new SEQ homes by 2046 with 60–70% required as infill rather than new land — a deliberate policy choice, not a shortage of intent.
New detached house-and-land in Greater Brisbane isn't in the inner or middle ring. Brisbane City Council approved 7,098 new homes (July 2025–April 2026, mostly units/townhouses, with a pipeline of ~53,000 potential apartments/townhouses), while Moreton Bay approved 5,401 over the same period, still primarily detached houses. New house-and-land means the growth corridors — north into Moreton Bay, south-west to Ripley, south-east to Logan. We build in the northern one.
Second most expensive capital
Brisbane passed Melbourne for house prices in the September quarter of 2025 and now sits behind Sydney alone.
3.81 million by 2046
Greater Brisbane's projected population, up from 2.83 million at June 2025 — an increase of about 1.24 million people.
900,000 new homes needed
The South East Queensland regional plan's dwelling requirement to 2046, of which 60 to 70 per cent must be infill rather than new land.
0.6% rental vacancy
Brisbane's vacancy rate in the June 2026 quarter, the tightest of any east coast capital, with median house rents up 7.7% over the year.
$7.1 billion in Games venues
The publicly funded venue program for the 2032 Olympic and Paralympic Games, with site works on the new Brisbane Stadium under way since June 2026.
39 minutes to Central
The train from Narangba, the closest of the northern corridor suburbs we build in, to Brisbane Central.
Brisbane's population and housing demand
Greater Brisbane's population reached 2,833,524 at June 2025, adding 58,223 people (2.1% growth) in a year, and is projected to hit 3,811,509 by 2046 — an increase of about 1.24 million.
Moreton Bay, where we build, is projected to grow from 484,353 to 760,607 over the same period (57.1%), the fastest of the major Greater Brisbane councils apart from Ipswich and Logan; ShapingSEQ requires ~900,000 new SEQ homes by 2046 to house an additional 2.2 million people.
Queensland gained 16,528 people from other states in the year to December 2025 and is the only Australian jurisdiction with a net interstate gain in every quarter since June 1981 — the two fastest-growing areas in Greater Brisbane in 2024-25, Ripley (Ipswich) and Morayfield (Moreton Bay), each added 15%, both greenfield growth corridors.
Where new house and land packages in Brisbane actually are
Not the inner ring, and that is policy rather than accident
This is the part most Brisbane investment content skips. The regional plan sets a minimum 60/40 split between infill and new land, moving toward 70/30. So most of Greater Brisbane's new housing is, by design, apartments and townhouses on land that already had something on it.
Brisbane City Council approved 7,098 new homes (July 2025–April 2026), driven heavily by units and townhouses, with a pipeline of 52,971 potential attached dwellings on hand — Moreton Bay approved 5,401 over the same period (still primarily detached), and Logan 4,175 (also primarily detached).
Large greenfield pipelines sit in designated priority development areas: Greater Flagstone in Logan (50,000 planned dwellings), Ripley Valley in Ipswich (48,750), Waraba at Caboolture West (~30,000), and North Harbour at Burpengary East (~3,700).
Dwyer builds in the northern corridor — Caboolture, Morayfield, Narangba and North Harbour at Burpengary East, all within Greater Brisbane; by rail, Narangba is 39 minutes from Brisbane Central, Morayfield 48 minutes, and Caboolture 46 to 55 minutes depending on express vs. all-stops service.
Infrastructure changing Brisbane
Cross River Rail ($19.041 billion): twin ten-kilometre tunnels, four new underground stations, seven rebuilt southside stations — major civil works nearing completion, now in testing/commissioning, with first passenger services expected 2029.
Brisbane 2032 Olympic and Paralympic Games ($7.1 billion venue program, jointly funded): the ~$3.8 billion Brisbane Stadium at Victoria Park (the largest single project) began site works June 2026, with the Moreton Bay Indoor Sports Centre a confirmed venue — alongside Brisbane Metro ($1.55 billion), both routes now operating every five minutes in weekday peak.
Bruce Highway Targeted Safety Program ($9 billion, 11 projects complete/46 under way as at mid-2026) has the Caboolture and Morayfield sections still at business case stage, not funded for construction; The Wave (formerly Direct Sunshine Coast Rail Line) has $5.5 billion committed for Stage 1 Beerwah to Caloundra, major construction expected to start 2027, branching off the North Coast line the northern corridor sits on.
What Brisbane looks like for an investor right now
An honest read: Brisbane houses are up 10.3% over the year to August 2026 but fell 1.0% in the month and 2.9% over the quarter, in a national market now on five consecutive monthly falls — the annual figure and the recent trend point in different directions. Forecasts have come down to match: KPMG's August 2026 outlook has Brisbane houses rising 4.6% in 2026 and 3.6% in 2027, roughly half its January forecast, while Domain puts growth at 3% to 7% to June 2027 — still the strongest of the major capitals, with Sydney and Melbourne forecast to fall.
What hasn't softened is rentals. Brisbane's vacancy rate was 0.6% in the June 2026 quarter, the tightest of any east coast capital against ~1.7% in Sydney and Melbourne, and median house rents rose 7.7% over the year. Gross yields sit at about 3.3% — thin, and part of why the outer corridors, with lower entry prices against similar rents, do the arithmetic better.
Best product: three and four-bedroom detached houses in the northern corridor, where entry prices run well below the Brisbane median while rents sit within reach of it — helped by Queensland land tax being assessed on unimproved land value, which favours house-and-land packages where the building is a large share of total cost.
Interstate investors aren't treated as absentees in Queensland — the absentee surcharge applies only to foreign individuals without a permanent visa, not Australian citizens or permanent residents living interstate (ordinary land tax above the individual threshold still applies). The 2022 aggregation rule, which would have assessed Queensland land tax against Australia-wide holdings, was abandoned that September and never took effect.
Queensland's stamp duty concession on new homes and vacant land (no price cap, since May 2025) is for owner-occupier first home buyers, not investors, and since August 2026 requires the buyer to be an Australian citizen, permanent resident, or specified foreign retiree — and the 3-Year Rental Guarantee applies to everything we build, which in a thin-yield market is the difference between a projection and a number you can plan around.
What you get
A ready-to-go fixed-price home and land package in Greater Brisbane
4
2
2
460m2
Where we build in Greater Brisbane
Four locations, all inside Greater Brisbane, all on the northern rail line
The corridor's lowest entry price and strongest yield, beside Waraba where about 30,000 homes are planned. 46 to 55 minutes to Brisbane Central.
One of the two fastest-growing areas in Greater Brisbane last year, with retail, health and rail already standing. 48 minutes to Brisbane Central.
The shortest commute in the corridor at 39 minutes, in a suburb where three of sixteen estates are still selling.
North Harbour, Burpengary East
A 421-hectare waterfront precinct planned for about 3,700 homes, with larger lots than the rest of the corridor.
Why this area keeps growing
Brisbane's
key growth drivers
A million more people
Greater Brisbane is projected to grow from 2.83 million to 3.81 million by 2046, and Queensland has gained population from interstate every quarter since 1981.
A policy squeeze on new land
The regional plan requires 60 to 70 per cent of new homes to be infill, which concentrates all new detached house-and-land into a handful of growth corridors.
The tightest rental market on the east coast
A 0.6% vacancy rate in the June 2026 quarter, against roughly 1.7% in Sydney and Melbourne, with house rents up 7.7% over the year.
Success stories
Satisfied clients
share their experiences with Dwyer Property Investments
jules and dave's
David and Jess
Tessa Craig
Jane and Alex
Frequently asked questions about investing in Brisbane
Can I buy a Dwyer investment property in Brisbane itself?
We build in Greater Brisbane, in the northern growth corridor — Caboolture, Morayfield, Narangba and North Harbour at Burpengary East — not in inner or middle-ring Brisbane. That is a supply reality rather than a preference. South East Queensland's regional plan requires 60 to 70 per cent of new homes to be infill, so almost all new housing closer to the city is apartments and townhouses. Brisbane City Council approved 7,098 new homes between July 2025 and April 2026, driven heavily by units and townhouses. If you want a new detached house on its own block within commuting distance of the Brisbane CBD, the growth corridors are where it exists, and the northern one is 39 to 55 minutes from Central by train.
Is Brisbane property still going up?
Over the year to August 2026, yes — Brisbane houses were up 10.3% to a median of $1,180,552. Over the most recent month and quarter, no: values fell 1.0% for the month and 2.9% for the quarter, in a national market that has recorded five consecutive monthly declines. Both things are true at once and we would rather you heard it from us. The current forecasts reflect the slowdown: KPMG's August 2026 outlook has Brisbane houses up 4.6% in 2026 and 3.6% in 2027, and Domain has 3% to 7% growth to June 2027 — still the strongest of the major capitals, with Sydney and Melbourne forecast to fall.
Is Brisbane really more expensive than Melbourne now?
Yes. Brisbane overtook Melbourne on median house price in the September quarter of 2025 and has not given the position back. As at the June 2026 quarter the gap was roughly $171,000, and Brisbane sits second among Australian capitals behind Sydney alone. Part of that is Brisbane rising and part of it is Melbourne falling — Melbourne values were down 4.7% over the year to August 2026 while Brisbane was up 10.8% across all dwellings.
Do interstate investors pay extra land tax in Queensland?
No extra land tax, but do not read that as no land tax. There is an absentee surcharge, and an absentee is a foreign individual who does not hold a permanent visa and does not usually live in Australia. Australian citizens and permanent residents are not absentees, so someone living in Sydney or Melbourne is assessed exactly as a Queensland resident individual would be — which means ordinary Queensland land tax still applies to Queensland land held above the individual threshold. What you avoid is the surcharge, not the tax. The aggregation rule announced in the 2022-23 state budget, which would have calculated Queensland land tax by reference to your Australia-wide landholdings, was abandoned in September 2022 and never took effect. Queensland land tax is also assessed on unimproved land value rather than on what you paid, which favours a house-and-land package in an outer corridor over an established property on expensive inner-city land. Tax settings change and your own position depends on what else you own, so confirm it with your accountant or against the Queensland Revenue Office before you commit.
Do I get the Queensland stamp duty concession as an investor?
No. Queensland abolished transfer duty on new homes and on vacant land bought to build on from 1 May 2025, with no price cap, and it is a genuinely large saving. But eligibility requires that you are a first home buyer and that the home is one you will live in — you have to move in within a year of settlement and you cannot lease the whole property before you do. Investors pay full transfer duty. Since 1 August 2026 there is a further test: the buyer must be an Australian citizen, a permanent resident or a specified foreign retiree. It is worth knowing because the concession changes the sums for an owner-occupier considerably, and some investors have been quoted figures that quietly assume it applies to them.
How long is the commute from where you build to the Brisbane CBD?
By train to Brisbane Central: Narangba 39 minutes, Morayfield 48 minutes, and Caboolture 46 to 55 minutes depending on whether you catch an express Sunshine Coast service or an all-stops Caboolture line service. All three stations have park-and-ride. We quote rail times rather than drive times because rail comes off a published timetable, and peak-hour Bruce Highway times vary too much to promise.
Don't wait
Secure today’s prices before they rise
3-Year Rental Guarantee
Ensures fixed monthly rental income paid directly to you, whether your property is tenanted or not.
Reliable Build Timeframes
Predictable construction by trusted builders.
Fixed Price Guarantee
Lock in your price today - no hidden costs or surprises.
End-to-end Turnkey Solution
Inclusive of true end-to-end turn key build with all inclusions; fully fenced, lanscaped, and NBN ready.
Investor-Friendly Land Tax Rules
Ensures fixed monthly rental income paid directly to you, whether your property is tenanted or not.
Rising Land Values
Quality land and location is rate and continutes to be difficult to access while prices continue to increase by approx. 10% per annum.
Your pathway to property wealth starts here
Take the first step toward strategic property investment.
Download your free Strategic Investor's Guide to Southeast Queensland and learn:
The key signals driving demand in Moreton Bay, Sunshine Coast, and Gympie
Which micro-markets & product types fit common investor strategies
Our DPI Playbook to select and de-risk stock
Light case studies to make it real
The Waraba City (Caboolture West) opportunity and timeline
Next steps to get personalised suburb shortlists
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