It is a small suburb with a thin turnover, and at this level the difference between a good buy and an expensive one is rarely the house. It is the aspect, the slope of the block, and the flood line.
Our patch / Balmoral 4171
Balmoral is the suburb we have bought in more than any other. It runs along the river reach between Bulimba and Morningside, and the thing that defines it is the ridge: how high you sit, what you see from the deck, and what the walk home from the ferry actually feels like.
The numbers
Every figure on this page is Cotality's, for the twelve months to July 2026, and we have left it as published rather than rounding it into a nicer shape. The median is the middle sale price, not an average, and not a valuation.
Kaló haus found here
18
Median house price
$2,080,000
Houses sold, 12 months
75
Days on market
26
Median unit price
$980,000
Cotality, data to July 2026. Brisbane is the whole council area.
Cotality, data to July 2026. Brisbane is the whole council area.
Median house, a year earlier
$1,737,500 in the twelve months to July 2025
Change in median value
+4.4% over twelve months. This is Cotality's valuation series, which runs on a different base from the median sale price above, so the two will not agree and are not meant to.
Vendor discount
-4.6% from the asking price, typically
Units
$980,000 median, 36 sales, 20 days to sell
In context
Cotality, data to June or July 2026 depending on the suburb. The periods are not identical, so read this as the order rather than the gap.
The rest of the patch
We have bought right across Brisbane, 306 kaló haus in 108 suburbs, and we will happily work anywhere in the city. This patch is simply where we have done it most often, and the whole of it is on Our patch.
Who lives here
63%
Owner occupied
37%
Rented
$1,025
Median weekly rent, house
$710
Median weekly rent, unit
2.6%
Gross yield, house
3.8%
Gross yield, unit
4,173
Population
37
Median age
$139K
Median household income
Tenure, population, age and household income are ABS Census 2021. Rents are the Cotality median weekly asking rent, read November 2026, with periods running from June to October 2026 depending on the suburb. Gross yield is the annualised rent against the median sale price on this page, before costs, so it is a comparison between suburbs rather than a forecast of your return. A thin rental market moves these figures around, and where a suburb has too few sales to mean anything the line is left out rather than filled in.
Before you buy here
Balmoral sits on the river reach and appears among the suburbs affected in both January 2011 and February 2022. How much that means for any one house varies street by street and often house by house, so we pull a Council FloodWise report on every property before you make an offer.
Brisbane City Council publishes flood risk address by address through the FloodWise Property Report. There is no suburb level answer, and anyone who gives you one is guessing. Council's creek mapping was last updated in September 2024, so older advice may be out of date.
Roads, rail and river
Ferry
Apollo Road terminal, 1.4km, on the F1 all stops CityCat and the weekday peak F11 express to Riverside
Train
Morningside station, 1.7km, Cleveland line
Road
4.4km to the CBD
State school catchments
Primary
Bulimba State School and Morningside State School
Secondary
Balmoral State High School
Catchments follow streets, not suburb boundaries, and Balmoral falls across more than one. Confirm your exact zone by street address on EdMap before you let a catchment decide anything. We do this on every property.
What’s coming
Plenty gets talked about at an open home as though it were settled. Each item below carries the stage it is actually at, because the difference between a project under construction and one somebody has merely lodged is the difference between a reason to buy and a reason to wait.
Skyhold, 91 Lytton Road
Around 180 homes in four to six storeys plus townhouses on the old quarry site. Approved by Council in February 2024 and not yet started, so completion dates in marketing are nobody's commitment.
Two things get quoted at open homes across all of Brisbane and both are worth getting right. Cross River Rail is now expected to carry its first passengers in 2029, not 2026, and its four new stations are Boggo Road, Woolloongabba, Albert Street and Roma Street, so most of the eastern suburbs gain network capacity rather than a station. And the 2032 main stadium is at Victoria Park: the Gabba rebuild was abandoned in March 2025 and the athletes village moved from Northshore Hamilton to Bowen Hills.
Checked 27 October 2026. Development status changes constantly, so we check every one of these again before you make an offer rather than trusting this page.
It is a small suburb with a thin turnover, and at this level the difference between a good buy and an expensive one is rarely the house. It is the aspect, the slope of the block, and the flood line.
The market now
The medians above cover the twelve months to July 2026, and Brisbane has turned since. Cotality has the city down 1.5 per cent in September 2026 and 4.7 per cent across the quarter, a sixth consecutive monthly fall, leaving values close to 6 per cent below the peak they reached in May. Annual growth was revised down from 10.8 per cent to 5.9 per cent in a single release.
Here is the clearest measure of how far it has turned. A year ago a house in Brisbane sold in a median 17 days. It now takes 38. The figure for Balmoral above is a median across the twelve months to July 2026, not today, which is exactly why a twelve month median is the wrong thing to buy off on its own. Total listings are up more than 60 per cent while new listings have fallen, sales are down about 27 per cent on the same quarter last year, and in the week to 24 October only 21 per cent of Brisbane auctions sold under the hammer. A hundred and seventeen passed in. Every one of those is a conversation rather than a contest.
Two other things are shaping who you are bidding against. The cash rate has been at 4.6 per cent since the end of September, and from July 2027 negative gearing on residential property is limited to new builds while the fifty per cent capital gains discount is replaced by indexation plus a minimum tax. Both are law, neither touches the main residence exemption, and your accountant is the right person to advise you on your own position. The effect we see at inspections is fewer investors in the room.
What all of that means for a buyer here: a twelve month median is a rear view mirror, and right now it is flattering. There is more stock, more time, and more room to negotiate than there has been in four years.
Cotality Monthly Housing Chart Pack, October 2026; Domain auction results, week to 24 October 2026, preliminary; Reserve Bank of Australia; Australian Taxation Office. Read on 27 October 2026 and superseded by the November release.
An hour, no charge, and no commitment at the end of it. If we cannot add value to your search in Balmoral, we will say so on the call.