iKey Facts
- •Q4 2025 inner-ring apartment sales: ~2,400 settlements (+14% YoY)
- •Median price growth across key suburbs: +6-9%
- •Pre-sale ratios for active projects: 65-78%
- •Premium-end (>$1.5m) outperforming mid-tier
- •See companion: Brisbane Q4 2025 Market Retrospective
Q4 2025 Volume
Inner-ring Brisbane apartment settlements Q4 2025:
- New stock: ~1,400 settlements
- Established: ~1,000 settlements
- Total: ~2,400 (vs 2,100 Q4 2024, +14% YoY)
Suburb-by-Suburb Median Pricing (Q4 2025)
| Suburb | 2BR Median | 3BR Median | YoY |
|---|---|---|---|
| Newstead | $1.15m | $1.85m | +9% |
| South Brisbane | $1.05m | $1.65m | +7% |
| West End | $980k | $1.55m | +6% |
| Kangaroo Point | $1.10m | $1.95m | +8% |
| Bowen Hills | $1.00m | $1.50m | +7% |
| Toowong | $1.05m | $1.70m | +6% |
| Hamilton | $1.25m | $2.20m | +9% |
| Kelvin Grove | $890k | $1.40m | +6% |
| Albion | $920k | $1.45m | +11% |
Albion stands out — Olympic-precinct adjacency driving outsized growth.
Pre-Sale Ratios (Active Projects, Q4 2025)
- Newstead: 70-78% pre-sale
- South Brisbane: 65-72%
- West End: 60-68%
- Hamilton: 72-80%
- Albion: 75-83%
- Kelvin Grove: 60-68%
Pre-sale ratios maintained above lender thresholds (typically 60-65% required for senior debt drawdown).
Premium-End Performance
$1.5m apartments outperforming mid-tier:
- Volume +18% YoY (vs +14% overall)
- Median price +9-12% (vs +6-9% overall)
- Days-on-market 35-50 (vs 50-65 mid-tier)
"ACRES maintains proprietary trackers on Brisbane transaction volume, cap rates, BTR pipelines, foreign capital flows, and corridor activity."
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Driven by interstate / international buyer migration + downsizer demand.
Renter Demographics
Continued strong inner-ring rental demand:
- Vacancy rates: 1.4-1.8% (very tight)
- Median rent 2BR: $720-$900/week
- Median rent 3BR: $950-$1,300/week
- Rental growth Q4 2025: +6-8% YoY
Construction Pipeline
New apartment stock under construction (delivery 2026-2028):
- Newstead / Bowen Hills: ~3,400 units
- South Brisbane / West End: ~2,800 units
- Hamilton / Albion: ~2,600 units (Olympic-related)
- Toowong / St Lucia: ~1,800 units
Total inner-ring pipeline ~10,600 units. Estimated absorption: 24-36 months at current run rate.
Implications
For owners considering selling existing inner-ring apartment:
- Pricing tier strong, volume robust
- Premium-end outperforming
- Olympic-precinct suburbs commanding outsized growth
- Days-on-market manageable for well-priced stock
Data sourced from ACRES proprietary tracking, CoreLogic, Property Council of Australia, RLB, Cushman & Wakefield, JLL, Knight Frank, and public council records as of February 2026. Figures are indicative and not investment advice.
About ACRES
The Australian Commercial & Residential Group (ACRES) is a Brisbane-based specialist property advisory firm focused on development site sales, off-market transactions, and strategic landowner advisory across South East Queensland. ACRES maintains proprietary trackers on Brisbane transaction volume, cap rates, BTR pipelines, foreign capital flows, and corridor activity.
Frequently Asked Questions
Is the inner-ring apartment market in a bubble?
No — supported by rental demand, vacancy rates, and structural population growth.
Why is Albion outperforming?
Olympic-precinct adjacency + relative affordability vs Hamilton/Newstead + zoning uplift catalyst.
Will pre-sale ratios hold?
Currently 65-78%; risk if economic conditions weaken. ACRES tracking monthly.
Suburbs Mentioned in This Article
Published by ACRES — Australian Commercial & Residential Group
Source: acres.au/insights/brisbane-inner-ring-apartment-sales-q4-2025 | ACRES (Australian Commercial & Residential Group) provides property advisory, development site sales, and residential real estate services across Brisbane and South East Queensland, Australia.
Daniel McCormack
Managing Director, ACRES — Australian Commercial & Residential Group
