Buying property in Brisbane with a dedicated expert

Brisbane's property purchase market encompasses several distinct property types, each with its own price range and buyer profile. The following figures are based on market data as at December 2024.

• Detached houses: The most sought-after property type in Brisbane, particularly Queenslander-style timber homes and post-war brick houses. According to CoreLogic data reported by BuyersScout (December 2024), Brisbane's median house price reached AUD 977,575 AUD, representing an annual increase of approximately 10.2% from AUD 870,526 AUD in December 2023. Entry-level houses in outer suburbs can be purchased from approximately AUD 500,000 AUD to AUD 700,000 AUD, while inner-city and prestige houses regularly exceed AUD 1,500,000 AUD to AUD 3,000,000 AUD+.
• Apartments and units: Brisbane's median unit price was AUD 680,893 AUD as of December 2024 (source: CoreLogic via BuyersScout, 2024). Inner-city and riverside apartments in suburbs such as New Farm, Teneriffe, and Bulimba command medians approaching or exceeding AUD 950,000 AUD (source: Domain, 2024). More affordable unit options are available in middle-ring suburbs, with entry-level apartments available from approximately AUD 400,000 AUD to AUD 550,000 AUD. Units generally offer higher gross rental yields than houses, with Greater Brisbane unit yields ranging from approximately 4.7% to 5.4% (source: loans.com.au, 2025).
• Townhouses: Townhouses occupy a mid-market position between detached houses and apartments, offering more space than a unit with lower land content than a house. Purchase prices vary significantly by location, typically ranging from approximately AUD 600,000 AUD to AUD 1,200,000 AUD in inner and middle-ring Brisbane suburbs.
• Vacant land: Vacant residential land for construction is available in Brisbane's outer growth corridors. Prices vary widely depending on location, lot size, and proximity to infrastructure. From 1 May 2025, eligible first home buyers purchasing vacant land to build their first home receive a full transfer duty exemption with no value cap (source: Queensland Government / qld.gov.au, 2025).
• New off-the-plan apartments: Off-the-plan purchases in new developments are available across Brisbane, particularly in inner-city and Olympic precinct areas. CBRE estimates Brisbane apartment delivery will average approximately 4,600 dwellings per annum over 2025–2030, against estimated demand of approximately 16,000 dwellings per annum (source: propertyupdate.com.au, 2024). Foreign buyers are generally restricted to purchasing new dwellings or off-the-plan properties under FIRB guidelines.

When purchasing property in Brisbane, the purchase price is only one component of the total acquisition budget. Buyers must account for several additional costs that can add 5% to 8% — or more for foreign purchasers — on top of the agreed sale price.

• Transfer duty (stamp duty): Queensland levies transfer duty on a sliding scale based on the dutiable value of the property (the higher of the contract price or market value). For a property purchased at AUD 977,000 AUD, standard transfer duty for an owner-occupier is approximately AUD 30,000–35,000 AUD. A home concession applies for owner-occupiers, reducing the rate. From 1 May 2025, eligible first home buyers pay no transfer duty on new homes and vacant land (no value cap), and pay no duty on established homes valued up to AUD 700,000 AUD, with partial concessions up to AUD 800,000 AUD (source: Queensland Government / qld.gov.au, 2025).
• Additional Foreign Acquirer Duty (AFAD): Foreign purchasers pay an additional 8% surcharge on the dutiable value of residential property, on top of standard transfer duty (source: stampduty.calculatorsaustralia.com.au, 2025).
• Foreign land tax surcharge: Foreign owners of Queensland residential land are subject to an annual land tax surcharge of 3% of the taxable land value, effective from the 2024–25 financial year (source: stampduty.calculatorsaustralia.com.au, 2025).
• Conveyancing and legal fees: Solicitor or conveyancer fees for a purchase in Brisbane typically range from approximately AUD 1,200 AUD to AUD 1,400 AUD (incl. GST) for professional fees, plus disbursements for title searches, council searches, and the mandatory PEXA electronic settlement fee of approximately AUD 140.58 AUD (source: Conveyancing Services QLD / River City Conveyancing, 2024).
• Building and pest inspection: A combined building and pest inspection is strongly recommended before going unconditional. Costs typically range from AUD 400 AUD to AUD 700 AUD depending on property size and location.
• Titles Office registration fees: Payable to the Queensland Titles Registry upon transfer of ownership; the amount scales with the purchase price.
• Lender fees and mortgage costs: If financing the purchase, budget for loan application fees, lender's mortgage insurance (LMI) if the deposit is below 20% of the purchase price, and valuation fees.
• FIRB application fee (foreign buyers only): Foreign nationals must obtain Foreign Investment Review Board (FIRB) approval before purchasing. FIRB application fees for the 2025–2026 financial year start at AUD 4,500 AUD for residential land valued under AUD 75,000 AUD and increase with property value (source: taxesforexpats.com, 2025).

There is no capital gains tax at the point of purchase. However, buyers should seek independent tax advice regarding future capital gains tax obligations upon resale, as well as land tax and income tax implications if the property is held as an investment.

Thorough legal and technical due diligence is essential before going unconditional on a Brisbane property purchase. The following checks should be completed within the condition periods specified in the REIQ/QLS contract.

• Title search: Your solicitor or conveyancer conducts a search of the Queensland Titles Registry to confirm the seller's ownership, identify any registered encumbrances (mortgages, caveats, easements, covenants, or restrictions on title) that will affect the property after purchase.
• Seller's disclosure statement (from 1 August 2025): Under Queensland's Property Law Act 2023, the seller must provide a formal disclosure statement and prescribed certificates before the contract is signed. The buyer may be entitled to terminate the contract before settlement if the disclosure documents are not provided correctly or contain a material omission (source: REIQ, 2024).
• Council searches: A local government search reveals rates notices, any outstanding notices or orders issued by Brisbane City Council, zoning information, and whether the property is subject to any heritage overlays, flood overlays, or development approvals.
• Flood and environmental searches: Brisbane has experienced significant flood events. Buyers should check the Brisbane City Council flood mapping and obtain a flood search to understand the property's flood risk classification, which may affect insurability and future resale value.
• Body corporate records search (for units, apartments, and townhouses): If purchasing a strata-titled property, a body corporate records search reveals the financial health of the body corporate, outstanding levies, planned capital works, by-laws, and any disputes. This is a critical check before purchasing an apartment or townhouse in Brisbane.
• Building and pest inspection: A licensed building inspector conducts a visual inspection of the property's structure, roof, rooms, bathrooms, kitchen, exterior, footings, and services, identifying major and minor defects. A pest inspector assesses for termite activity and other pest issues — particularly important in Queensland's subtropical climate, where termite risk is elevated (source: stanfordlegal.com.au; informedbuildinginspections.com.au, 2024). The REIQ contract includes a standard building and pest condition giving the buyer the right to terminate or renegotiate if the report reveals unacceptable defects.
• Pool safety compliance: If the property has a swimming pool, verify that a current pool safety certificate has been issued by a licensed pool safety inspector, as required under Queensland law.
• Smoke alarm compliance: Queensland legislation requires specific interconnected photoelectric smoke alarms to be installed in all dwellings. Confirm compliance before settlement.
• FIRB compliance (foreign buyers): Confirm that FIRB approval has been obtained and that the purchase complies with the conditions of that approval, including any requirements relating to new versus established dwellings (source: foreigninvestment.gov.au).
• Finance condition: Ensure unconditional finance approval is obtained from your lender within the finance condition period. Failure to do so and failure to notify the seller in time may result in the loss of your deposit.

Understanding Brisbane's dominant sale methods and negotiation dynamics is essential for buyers seeking to purchase property at the best possible price and terms.

Private treaty is the predominant method of sale in Brisbane. Unlike Sydney and Melbourne where auctions are more common, most Brisbane properties are listed with an asking price or price range, and buyers negotiate directly with the selling agent (source: realestatecalc.com.au, 2026). This structure gives buyers more flexibility to submit conditional offers and negotiate terms.

• Research comparable sales: Before making an offer, research recent comparable sales (within the past 3–6 months) in the same suburb and for similar property types. Use platforms such as realestate.com.au, domain.com.au, or CoreLogic RP Data to establish a realistic price range. Avoid relying solely on the listing agent's price guidance.
• Understand the seller's motivation: Ask the selling agent about the vendor's timeline, whether the property has been on the market for an extended period, and whether there are other interested parties. A motivated seller or a property with extended days on market may offer more negotiating room.
• Make a written offer via the REIQ contract: In Queensland, offers are typically made by completing the reference schedule of the REIQ/QLS Contract for Houses and Residential Land. This formalises the offer price, deposit amount, settlement date, and any conditions (finance, building and pest).
• Use conditions strategically: Including a finance condition and a building and pest condition is standard practice and protects the buyer. However, in a competitive market, buyers may consider shortening condition periods to make their offer more attractive to the seller.
• Cooling-off period: Queensland buyers have a statutory 5 business day cooling-off period after signing a residential contract. If the buyer terminates during this period, the seller may retain up to 0.25% of the purchase price as a penalty (source: Queensland Government / qld.gov.au). This provides a short window for further due diligence after signing.
• Auction purchases: When a property is listed for auction, there is no cooling-off period and no finance or building conditions. Buyers must complete all due diligence — including building and pest inspections and finance pre-approval — before bidding. The highest bidder above the reserve price is unconditionally bound upon the fall of the hammer.
• Engage a buyer's agent: In a competitive market, a buyer's agent with local knowledge can identify suitable opportunities, provide independent price assessments, and negotiate or bid on the buyer's behalf.