November Property Market Wrap
November delivered another steady month across Queensland’s key markets, with buyers remaining active despite low stock levels and rising competition in several areas.
Interestingly, the spring season was not as busy as expected. Activity felt more balanced than previous years, and in some suburbs noticeably quieter. We are now moving into the holiday period where the property market typically pauses, yet buyer behaviour tells a different story.
Did you know the busiest day of the year for visits to realestate.com.au is Boxing Day?
Every year, as soon as Christmas lunch is over, property search activity spikes.
Below is a clear snapshot of what we saw on the ground this month.
- Stock remains tight but buyer confidence is high.
- Well-priced homes continue to sell quickly, often with multiple offers.
- Investors remain motivated by strong yields and long-term growth.
- Off-market opportunities are increasing, especially in prestige markets like Noosa and the Gold Coast. Many vendors are happy to sell discreetly but prefer to avoid open homes as we get closer to the holiday period.
Brisbane
Brisbane continues to outperform most capitals, with strong demand across the inner and middle rings.
- Buyer enquiry remains high from both locals and interstate relocators.
- Houses are leading the market, particularly in the city’s west and north.
- Unit demand is rising as affordability tightens, with vacancy rates still extremely low.
- Competitive range this month: $800k–$1.4M for quality family homes.
Investor activity continues to strengthen around Logan, Ipswich and Brisbane’s northern corridor, supported by consistent rental returns.
Luxury Brisbane Market
The prestige market saw a headline result this month: 17 Julius Street, New Farm which sold privately for a Brisbane record of $25M.
Purchased for $8.5M in 2022, the riverfront site changed hands for three times the price, with the buyer planning a new Graya-built trophy home. This result confirms:
- High-net-worth buyers remain active in Brisbane.
- Demand for A-grade riverfront and rare assets is accelerating.
- Brisbane is firmly establishing itself in the national prestige market.
Sunshine Coast
The Sunshine Coast continues to hold steady, with PropTrack data showing the region remains one of the most consistent markets in Queensland.
Rising house markets include Buderim, Coolum Beach and Nambour, while key growth areas such as Birtinya, Kings Beach and Maroochydore remain highly consistent. Sippy Downs is also performing well across both houses and units, reinforcing the stability of core family friendly suburbs.
Renovated homes between $1.2M–$1.8M continue to move quickly. Acreage markets also remain stable with a steady level of demand.
Overall, the Sunshine Coast remains one of the most resilient markets in Queensland, driven by lifestyle appeal, strong migration and ongoing demand from both local and interstate buyers.
Here are the Top 5 suburbs for 12‑month house price growth in the Sunshine Coast LGA only (excluding Noosa LGA). Source Hotspotting/PropTrack
- Maleny: +14% (Median house price $1,120,000; 89 sales)
- Mountain Creek: +14% (Median house price $1,135,500; 148 sales)
- Meridan Plains: +13% (Median house price $950,000; 75 sales)
- Birtinya: +12% (Median house price $1,073,500; 70 sales)
- Bli Bli: +12% (Median house price $1,050,000; 166 sales)
Notes: Several others are close behind at +12% (e.g., Caloundra West, Burnside, Mooloolah Valley).
Across the Coast, the theme remains consistent: limited new supply, strong interstate migration, and continued demand for both lifestyle and family-friendly locations. This combination has kept prices firm with no signs of easing.
Noosa
The Noosa LGA continues to deliver solid sales numbers, supported by strong lifestyle demand and limited new supply. Noosa remains one of Australia’s most resilient prestige property markets.
- Stock is clearing, but many sellers are opting for off-market pathways as we approach Christmas.
- Sunshine Beach, Noosaville and Noosa Waters remain standout performers.
- Investor activity is selective but strategic, focused on long-term capital growth.
- Supply remains low, pushing prices upward in key pockets.
New luxury resort approved – what this means for Noosa
A new five-star boutique resort at Noosa has just started construction. The Calile Noosa is the first major luxury accommodation expansion in the region since the late 1980s.
Impact on Noosa:
- Boosts capacity for high-spending visitors seeking premium experiences.
- Reduces pressure on residential areas for short-term accommodation.
- Strengthens the luxury tourism sector, which historically flows into prestige property demand.
- Likely to increase interstate and international interest in Noosa’s high-end housing market.
With the 2032 Olympics on the horizon, Noosa’s evolution as a luxury destination is expected to further support property values.
Here are the top five suburbs for 12-month house price growth in the Noosa LGA.
Source: Hotspotting / PropTrack
- Noosa Heads: +26% (median $2,500,000; 77 sales)
• Pomona: +15% (median $1,100,000; 55 sales)
• Sunrise Beach: +12% (median $2,010,000; 53 sales)
• Tewantin: +6% (median $1,150,000; 207 sales)
• Cooroy: +5% (median $1,060,000; 87 sales)
Note: The unit market is also performing well, with Noosaville up +10% (median $987,000; 147 sales).
Regional Queensland & The rest of Australia – investor outlook
From an investor point of view, the broader Australian market continues to show steady confidence, even with tighter stock levels and rising competition in key growth corridors.
- Affordable regional hubs across NSW, VIC and SA are seeing increased enquiry as investors chase stronger yields and lower entry points.
- Perth remains one of the strongest markets nationally, with exceptional rental demand and limited supply continuing to drive price growth.
- Adelaide and Hobart are showing stable, consistent performance with low vacancy and solid yields.
- Sydney and Melbourne investor activity is more selective, focused on quality locations, transport access and long-term growth foundations.
Overall, national investor sentiment remains positive. The focus has shifted towards value, strong rental performance, and regions with clear growth stories making Queensland, particularly Greater Brisbane and key regional hubs, one of the most attractive investment destinations heading into 2026.
Couple of insights and where we have been looking for our clients:
Gympie: Strong demand for lowset brick homes under $750k. High rental demand, with yields outperforming many coastal suburbs.
Toowoomba: Dual-occ and larger block opportunities remain highly sought-after. Move-in-ready homes continue to attract competitive interest.
Looking ahead to December
While the market traditionally slows mid-month, we expect steady activity right up until Christmas week.
With Boxing Day being the single busiest online property search day of the year, early preparation is essential for buyers planning a move in early 2026.
We are already receiving new briefs across Brisbane, the Sunshine Coast and regional markets for January and February purchases.
If you are planning a move in the new year, now is the time to prepare your brief and strategy.
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