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

$2.35m

+13.5% / 12 mth

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

Morningside & Norman Park

$1.65m

+6.9% / 12 mth

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

Camp Hill & Coorparoo

$2.09m

+18.6% / 12 mth

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

New Farm & Teneriffe

$3.76m

+8.9% / 12 mth

The prestige end, where almost nothing reaches a portal.

Ascot & Hamilton

$2.85m

+14.0% / 12 mth

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

West End & Highgate Hill

$2.14m

+19.2% / 12 mth

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

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

$2.01m

+25.8% / 12 mth

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

Wynnum & Wynnum West

$1.43m

+10.0% / 12 mth

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

Manly West

$1.35m

+15.4% / 12 mth

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

Wakerley & Gumdale

$1.66m

+10.3% / 12 mth

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

Chandler

$3.15m

+0.8% / 12 mth

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

Tingalpa

$1.22m

+13.0% / 12 mth

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

Median house price and past twelve month growth for the first suburb named in each pair, August 2025 to July 2026. Source: realestate.com.au. Figures are indicative and subject to change.

From the field

Everyone is waiting, and that is the opportunity.

With the cash rate holding at 4.35 per cent, a lot of buyers have decided to sit on their hands until something changes. Cotality's Home Value Index had Brisbane values down 0.6 per cent over July, the second monthly fall in a row, which puts the market just below the peak it reached in May. Meanwhile the homes still come up, and the ones that do are meeting far less competition than they would have two years ago.

That is where the good buying is at the moment. Not in the crowded campaigns, but in the quiet ones, where a well prepared buyer can take their time and still get terms that suit them.

August 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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