Welcome to September! Spring has sprung and there’s still a lot of momentum in the Brisbane property market.
The 12th of August rate cut is already flowing through to stronger buyer demand. The updated Federal Government Home Guarantee Scheme kicks off on 1st October and I’d expect that to add a bit more heat as well. Queensland’s new seller disclosure laws are now in full swing. This slowed things down a little at first while conveyancers got across the changes, but they’ve already become a fairly seamless part of the buying and selling process across the state.
If you’re keeping an eye on the market or weighing up your next step, here’s a quick wrap of what I’m seeing on the ground.
How’s the Property Market in Brisbane – September 2025?
It really depends on what you’re looking at and where. Some parts of the Brisbane market are moving very quickly, especially well-presented homes in the entry and mid-range brackets. Others, like quirky high-end homes or properties that need work, are still taking time.
Over the past few weeks, we’ve seen a mix of activity. We secured a neat off-market property in the inner city where there were two solid offers. In the middle ring, we helped a young family secure a great home through private negotiations in a competitive multiple-offer scenario. And in East Brisbane, a tightly contested auction saw no less than six active bidders, a good reminder that quality homes in popular locations still draw a crowd.
Buyer confidence feels stronger now that rates have dipped, though a little patchy. Some buyers are acting quickly, while others are watching closely for the right opportunity. Either way, there’s definitely energy in the market.
Entry Price Market ($850,000 – $1.5 million)
This continues to be the most active segment of the Brisbane market.
Stock remains tight and anything well-presented, low-maintenance and sensibly priced is attracting strong interest. Homes are often going under contract after the first open, sometimes even pre-market, with multiple offers becoming the norm.
We’re seeing high demand from a mix of buyers – first-home buyers, downsizers and investors, all competing in the same space. With borrowing power gradually improving and not much available under $1.2 million within 8–15km of the CBD, competition is especially strong around that $1.1–$1.7 million mark.
Buyers in this range are generally well-organised, pre-approved and quick to act. It’s a segment where preparation makes a big difference and we’re often having to have serious conversations around terms and conditions – strategy is the secret sauce in this market.
Mid-Range Market ($1.5 million – $2.5 million)
This part of the market is still competitive, though buyer numbers have softened slightly and stock is being absorbed. There’s steady demand for quality homes, especially renovated properties with good layouts, usable land and lifestyle appeal, but stock levels are quite low.
Buyers are still willing to act, but they’re also more selective. If a property ticks all the right boxes, it can still move quickly. But there’s less urgency overall and more willingness to walk away if something doesn’t feel quite right.
Prestige Market ($2.5 million – $5 million+)
This part of the market remains softer and more measured.
Buyers here are typically upsizers or relocating families, many from interstate and most aren’t in a rush. It’s a “want” rather than a “need,” which means they’re willing to wait, and very selective about what they’ll act on.
Even standout homes are taking longer to sell, sometimes 60 days or more and we’re seeing a consistent gap between seller expectations and what buyers are prepared to pay. We’re also seeing some inner city properties being passed in at auction, for example one in Paddington last weekend received a solid bid of $3.2 million, before being passed in with a vendor bid of $3.4 million.
Overall, it’s a slower-moving space, with cautious buyers and sellers testing the waters rather than diving in.
Looking Ahead
Spring usually brings a lift in activity and this year looks no different.
We’re already seeing solid buyer interest carry through from winter and with last month’s interest rate cut still fresh, that momentum should continue. The updated Home Guarantee Scheme kicking off on the 1st October is likely to further support demand, especially at the lower end of the market.
Investor enquiry is holding firm, with many taking a long-term view and targeting quality homes between $1.1 million and $1.5 million.
Overall, it feels like we’re gearing up for a competitive run into the end of the year. The fundamentals in Brisbane remain as strong as ever.
Federal Government Home Guarantee Scheme
From 1 October 2025, the Federal Government is expanding its Home Guarantee Scheme to make it easier for first home buyers to get into the market.
The key changes:
– Buyers will be able to purchase with just a 5% deposit, without needing to pay Lenders Mortgage Insurance (LMI).
– There are no income caps and no limit on the number of places available.
– Property price caps still apply and vary by region.
– This update replaces the existing Regional First Home Buyer Guarantee.
What does it mean?
In short, first home buyers can enter the market with a smaller deposit and save thousands in LMI, a cost that’s usually added to the loan if you borrow more than 80% of the purchase price.
It’s likely to increase demand, particularly in the sub $1 million market. Whether that’s good or bad depends on your view. It’s welcome news for buyers who’ve saved a deposit and want to act, but it may also add pressure to already competitive segments of the market.
There’s been some concern that this policy will push prices higher, particularly when combined with recent rate cuts and relaxed lending conditions (such as the exclusion of HECS debt from some assessments). But for many first-time buyers, it will be seen as a helping hand, a chance to get in sooner, with one less cost to worry about.
Until Next Time 
I’ll be keeping a close eye on how spring unfolds, especially with interest rates trending lower and stock still tight in many pockets of Brisbane.
If you’re planning a move, or just want to talk through what I’m seeing on the ground, I’m always happy to share a view.
Ready to start your property buying journey? Contact Templeton Property today, and let us help you find the perfect home or investment in Brisbane. You can also explore our blog for valuable industry insights and expert tips.
We look forward to hearing from you.
Sam Price, Buyer’s Agent and Director
