Buying a House in Brisbane | Essential Rules for Buying Well

By Rich Harvey, CEO & Founder, propertybuyer.com.au

Brisbane’s property market continues to shine brightly on the back of strong population growth, major infrastructure investment and the looming 2032 Olympic Games.

But buying well in the Queensland capital requires more than ticking off the standard checklist. In the River City, there are a few critical considerations that seasoned buyers’ agents in Brisbane keep front of mind. 

I recently caught up with Propertybuyers’ Brisbane expert, Glen Sainsbury. Glen and I discussed Brisbane’s burgeoning market and identified six essential rules for buying a house in Brisbane in the smart way. 

1. Never ignore flood risk

Brisbane has a long memory when it comes to water. The 1974, 2011 and 2022 floods left scars that still shape buyer behaviour and pricing. Much of this is understandable as this city is built on a floodplain.

But it’s not just about whether a property has ever flooded. Smart buyers start by checking Brisbane City Council’s Flood Awareness Maps. These are not just for high-risk suburbs like Rocklea or West End – some seemingly “safe” areas also sit in overland flow paths or are subject to drainage overlays that affect development and liveability.

Even if a property hasn't flooded, it may carry restrictions that impact its future use or value. Is there a waterway corridor overlay? Biodiversity protections? Buyers need to know.

Elevated blocks with good drainage and modern flood mitigation, like raised flooring or smart landscaping, are increasingly prized.

In Brisbane, water talks. Listen closely.

2. Think beyond the commute time

Brisbane isn’t Sydney or Melbourne in terms of scale, but its road network has pinch points that cause major headaches during peak hours. This makes proximity to good public transport more than just a convenience. It’s a strategic move.

Properties near train stations, ferry terminals or high-frequency bus routes generally outperform, especially as the city invests in big-ticket infrastructure like the Cross River

Rail, due for completion in 2026. Suburbs like Woolloongabba, Dutton Park and Albion are becoming more desirable thanks to their connectivity and future-proofed access.

Buyers who think a few years ahead will do well here. As congestion worsens, those looking to buy a house in Brisbane Australia should prioritise homes with seamless access to job centres and transit lines, as these will only rise in demand. 

3. Don’t be blindly charmed by Queenslanders

I’m talking about the home, not the people! Queenslanders are iconic – timber, elevated, full of character and deeply tied to the state’s subtropical past. But owning one is not always the romantic dream buyers imagine.

Many are heritage listed or subject to character overlays that restrict what can and can’t be changed. Renovations can be more expensive and complex, and the layout often doesn’t suit modern lifestyles.

Poor insulation, higher energy bills and legacy issues like termite damage, old plumbing, or tired wiring are also common.

It’s important to look beyond the beauty and know what you’re signing up for.

That said, a well-maintained Queenslander in the right suburb can command a premium and offer real charm.

4. School is crucial, even if you don’t have kids

In Brisbane, school zones can make or break a sale. Even buyers without school-aged children should pay attention to where their property sits in relation to high-demand schools.

For example, catchments like Brisbane State High in South Brisbane, Indooroopilly State High and Mansfield State High are fiercely contested. These zones affect not just desirability but long-term capital growth.

Some buyers will pay a premium simply to get across the right boundary line.

University access also matters. St Lucia, home to the University of Queensland, draws consistent interest from both domestic and international buyers. In these areas, demand rarely dips. 

5. Learn what’s coming

Brisbane is evolving fast so it’s not enough to love what a neighbourhood looks like today. Smart buyers investigate what it might look like in five years.

Check council zoning maps. Read up on neighbourhood plans and infrastructure upgrades. Be across what project proponents are working on.

An apartment development that blocks your view, a zoning change that turns your quiet street into a through-road or Olympic-related construction that impacts access could all shift a suburb’s value profile dramatically.

At the same time, areas like Woolloongabba and Bowen Hills are tipped for long-term upside due to their proximity to Olympic venues and urban renewal plans. The key is to separate growth potential from short-term disruption.

6. Understand micro-suburb differences

Brisbane might look straightforward on a map, but it’s a patchwork of micro-markets. Take West End, for example. Parts are high and safe while others are low-lying and flood prone. Some streets are tightly held, with owner-occupiers creating a stable neighbourhood feel, while others are dense with new builds and transient tenants.

The same is true in suburbs like Paddington, Ashgrove or Chermside. Two streets apart can mean two entirely different buying experiences.

One of the most valuable things a buyer’s agent brings to the table in Brisbane is this hyper-local insight. Portals can show you listings, but only lived experience can tell you which pocket has the breeze, which one cops the afternoon heat, and which one has a neighbour who’s been renovating for three years straight.

I’m a big fan of Brisbane. There’s a reason so many people are moving here from interstate and overseas, keen to grab their slice of the good life.

But waltzing in and buying a nice property just anywhere isn’t a smart strategy. Success is about understanding how the city operates – where water flows, how people move, what schools shape suburb reputations and what development is lurking just over the horizon.

The best buyers in this market don’t just react to listings. They anticipate value shifts, understand what locals care about and match properties not just to people, but to the way the city is growing. This is the professional level representation you’ll get from someone like Glen who lives and breathes his city’s property markets. If you’re keen to get your hands on a piece of Brisbane, then contact our Propertybuyer team. We can help you secure a great prospect in a city that’s full of opportunity. 

To have one of our friendly Buyers' Advocate's contact you, click here to:

   or

call us on 1300 655 615 today.