Patch

Inner city Brisbane, to the bay.

We are across this patch every week, on the ground, so we know what is moving, what is holding, and where value still quietly sits.

We would rather know one corner of Brisbane properly than all of it in passing.

The figures below are public medians. A starting point, not the whole story. What a street is actually doing rarely shows up in a suburb average.

Inner city

The river, and everything a walk from it.

Character homes on generous blocks, tightly held and family first. Demand rarely softens here, which is what makes off market access the real advantage.

Bulimba & Hawthorne

$2.27M

+8.3%  /  12 mth

Oxford Street at the doorstep, the CityCat at the end of it.

Morningside & Norman Park

$1.60M

+8.8%  /  12 mth

The value entry to the inner east, and it has not stayed quiet.

Camp Hill & Coorparoo

$2.00M

+3.2%  /  12 mth

Post-war homes and pre-war Queenslanders, on the ridge that catches the breeze.

New Farm & Teneriffe

$2.45M

+10.8%  /  12 mth

The prestige end, where almost nothing reaches a portal.

Ascot & Hamilton

$2.71M

+8.3%  /  12 mth

Old money on the hill, and a market of its own entirely.

West End & Highgate Hill

$1.48M

+4.1%  /  12 mth

The peninsula. The one corner that still feels like its own town.

Median house price and twelve-month change in median value for the first suburb named in each pair. Cotality, data to June or July 2026 depending on the suburb. The change is Cotality’s valuation series, which runs on a different base from the median sale price beside it. Each of these suburbs has a page of its own below, with the sales volume, the days on market and the sources.

Bayside

Water at the end of the street.

The esplanade on a Saturday morning, and homes on land that would be unthinkable closer in. The bayside is still catching up to the inner city, which for the right buyer is precisely the point.

Manly & Lota

$1.99M

+5.7%  /  12 mth

The harbour, the boats, and the fastest growth in this patch.

Wynnum & Wynnum West

$1.38M

+10.0%  /  12 mth

Bigger blocks, original Queenslanders, a main street quietly improving.

Manly West

$1.34M

+6.0%  /  12 mth

Family streets a few minutes back from the water, and priced like it.

Wakerley & Gumdale

$1.62M

+5.9%  /  12 mth

Newer family homes on generous blocks, sitting between the bay and the city.

Chandler

$3.65M

-6.4%  /  12 mth

Acreage on the city fringe. It moves slowly and sells rarely.

Tingalpa

$1.22M

+10.7%  /  12 mth

The last genuinely affordable pocket with this much land in it.

Median house price and twelve-month change in median value for the first suburb named in each pair. Cotality, data to June or July 2026 depending on the suburb. The change is Cotality’s valuation series, which runs on a different base from the median sale price beside it. Each of these suburbs has a page of its own below, with the sales volume, the days on market and the sources.

The suburbs we know best

Forty eight suburbs, written out properly.

We have bought right across Brisbane, 306 kaló haus in 108 suburbs, and we will work anywhere in the city. These forty eight are the core: the inner city out to the bay, every suburb in that corridor where we have bought. A page each, with the median, the days on market, the catchments, the transport and an honest answer on flood.

Inner north 14 suburbs  /  43 haus

Teneriffe 6 $1.11M unit New Farm 5 $2.45M Paddington 5 $2.25M Hendra 5 $2.17M Hamilton 5 $845K unit Newstead 4 $950K unit Ashgrove 4 $2M
Fortitude Valley 2 $700K unit Kelvin Grove 2 $1.49M Bowen Hills 1 $700K unit Windsor 1 $1.56M Lutwyche 1 $838K unit Clayfield 1 $2.09M Ascot 1 $2.71M

Inner east 14 suburbs  /  109 haus

Balmoral 18 $2.08M Bulimba 17 $2.27M Hawthorne 10 $2.34M Carina Heights 10 $1.58M Morningside 9 $1.60M Murarrie 7 $1.35M Carina 7 $1.45M
East Brisbane 6 $1.67M Camp Hill 6 $2M Norman Park 5 $1.80M Carindale 5 $1.80M Coorparoo 4 $1.82M Seven Hills 3 $1.91M Cannon Hill 2 $1.79M

Inner south 12 suburbs  /  24 haus

West End 4 $1.48M Holland Park West 3 $1.50M Tarragindi 3 $1.71M Annerley 2 $1.45M Yeronga 2 $1.72M Greenslopes 2 $1.49M
Holland Park 2 $1.58M Eight Mile Plains 2 $1.58M South Brisbane 1 $790K unit Fairfield 1 $1.33M Mount Gravatt 1 $1.42M Mansfield 1 $1.48M

Bayside 11 suburbs  /  47 haus

Wynnum 13 $1.38M Wynnum West 9 $1.21M Manly West 6 $1.34M Manly 5 $1.99M Wakerley 3 $1.62M Lota 2 $1.36M
Gumdale 2 $2.13M Tingalpa 2 $1.22M Capalaba 2 $1.10M Alexandra Hills 2 $1.06M Chandler 1 $3.65M

From the field

For the first time in years, the buyer sets the pace.

Brisbane has eased for six months and sits a little under 6 per cent below its May peak, and that has changed the room completely. There are 60 per cent more homes on the market than a year ago, and they are taking 38 days to sell instead of 17. In the week to 24 October, only 21 per cent of auctions sold under the hammer. A hundred and seventeen passed in, and every one of those is a conversation rather than a contest.

From July 2027 negative gearing on residential property narrows to new builds, and the investor sums in Brisbane were never generous to begin with. At an open home, that shows up as a shorter queue.

We will not tell you where the bottom is. Nobody knows, and anyone who says otherwise is selling something. What we will tell you is that everything that protects a buyer is available right now: a second inspection, a building report taken seriously, the settlement that suits your family, and a number you can walk away from. Over the thirty years you live in a home, buying it properly counts for a great deal more than buying it a month earlier.

Cotality Monthly Housing Chart Pack, October 2026, and Domain auction results for the week to 24 October, preliminary. The tax changes are law and your accountant should advise on your own position.

October 2026

Line drawing of the boat harbour and the streets running down to it
The boat harbour from above, and the streets that all run down to it.

Watching a pocket of your own?

Tell us the streets and we will tell you honestly what is happening on them.

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