Brisbane short-term rental market report 2026

By MadeComfy

Your Brisbane investment property may have more earning power than its weekly rent suggests. Professionally managed two-bedroom apartments in the CBD and South Brisbane had estimated annual gross revenue of about $70,400–$74,800. Against current local long-term rents, that represents an extra $23,800–$28,000 a year before costs.

We see a worthwhile opportunity for Brisbane owners in 2026. More passengers are moving through the airport, conferences bring guests into the city throughout the year, and larger homes have improved their rental revenue. Higher borrowing costs make the income you retain more valuable. The strongest case is a property that serves several kinds of guest and earns well between the big events.

Brisbane short-term versus long-term rental income

These eight comparisons put professionally managed two-bedroom apartments beside median new-lease rents for two-bedroom flats and units in the corresponding suburbs. Start with the area closest to your property, then compare its features with the homes guests can book nearby.

Australian dollars. Short-term figures are estimated gross market revenue for the year to August 2026, including cleaning charges and before owner costs. Long-term rents are RTA suburb medians for the June quarter, annualised over 52 paid weeks. These compare groups of properties, not the same homes under both arrangements; market boundaries and property quality can differ.

South Brisbane has one of the clearest income opportunities in this comparison. Its estimated gross difference is about $28,000 a year, supported by a larger professional apartment sample than most of the surrounding suburbs. The CBD and Fortitude Valley also have established professional markets, with annual differences near $24,000.

Newstead, West End, Kangaroo Point, Spring Hill and Bowen Hills have smaller samples: between eight and 17 qualifying listings recorded a booking in the latest month. Their figures are useful starting points for an appraisal, particularly when you can compare the building, outlook and layout. Bowen Hills has the narrowest gross difference here, at about $14,600, so presentation and operating costs will carry more weight in the decision.

South Brisbane: what could you retain after management?

For professionally managed two-bedroom apartments in South Brisbane, estimated annual revenue was $74,764 a year. The median new long-term lease was $900 a week, or $46,800 over a fully paid year. Allowing for management fees on both sides brings the comparison closer to what matters to you as an owner.

Illustrative management allowances, not fee quotes. “After management” means before costs outside the management arrangement; it is not final net profit. Figures are rounded independently.

That leaves approximately $16,300–$18,300 more a year before outside costs. Your written proposal should identify any separate platform charges, cleaning and linen, utilities, insurance, maintenance, furnishing and replacement costs, along with any change in council rates. Cleaning receipts are included in the revenue above, so match them against the cleaning expense even when guests pay a cleaning fee.

Subtract the remaining expenses for each option, including letting fees and vacancy on the long-term side. Loan costs, tax and other property holding costs sit outside this illustration. The result is the additional income available to help support your investment.

See how your property compares

Our calculator gives you an instant estimate of your property’s monthly gross income with MadeComfy. Compare it with a current rental appraisal, then ask our team to work through the costs and available dates. For context, a $900 weekly lease equates to $3,900 a month over 52 paid weeks.

The wider Brisbane property market: a stronger focus on cash flow

Brisbane’s sales market has softened. Cotality reported a 1.0% fall in Brisbane dwelling values in August, while estimated sales activity was more than 20% below a year earlier. For an existing owner, that puts more weight on the income your property can produce while you hold it.

The Reserve Bank raised the cash rate to 4.60% in September. Your mortgage rate will depend on your lender and loan, but the effect of higher rates is straightforward: a one-percentage-point increase on a $600,000 interest-only balance adds $6,000 a year in interest. Improving rental income can make a meaningful contribution towards that bill.

Long-term rents are rising too. RTA figures show Brisbane City Council’s median two-bedroom flat rent increased from $670 to $700 a week over the year to the June quarter. In South Brisbane, the equivalent suburb median rose from $850 to $900; in Newstead it went from $840 to $915. The comparison table already includes those stronger rents.

The REIQ also describes rental availability as constrained, with Brisbane vacancies unchanged over the June quarter. A long-term lease remains a credible income option. Short stays become attractive when your property can earn a sufficient premium for its location, flexibility and furnished guest experience.

Brisbane Airbnb income from studios to four-plus bedrooms

The opportunity extends beyond two-bedroom apartments. Across greater Brisbane, professionally managed studios had estimated annual gross revenue of about $49,600, with 68% occupancy. One-bedroom homes averaged around $51,500.

Estimated annual gross revenue for professionally managed entire homes across the wider Brisbane market, including all property types in each bedroom group. Four-plus bedrooms includes homes substantially larger than four bedrooms. These broader benchmarks are separate from the local apartment comparisons above.

Studios and one-bedroom apartments can work well for guests who want a convenient city base. A comfortable bed, reliable Wi-Fi, practical storage and a usable kitchen or kitchenette can matter more than extra floor space. The similar averages for studios and one-bedroom homes also underline how much location and presentation matter alongside size.

Larger homes were a brighter part of the market. Three-bedroom revenue increased by about 3% against the previous annual period, reaching $86,200. The four-plus-bedroom group also improved by around 3%, to $109,700, with 60% occupancy. By comparison, one- and two-bedroom revenue eased by roughly 3% and 4% respectively.

For families visiting Brisbane, separate bedrooms, a proper dining table, parking and laundry facilities can make a house an appealing alternative to several hotel rooms. If you own a larger home, assess the bedrooms alongside bathrooms and living space: four bedrooms with one bathroom will compete differently from a home designed to accommodate a family comfortably.

Occupancy, nightly rates and Brisbane’s seasonal income

Across professionally managed entire homes in greater Brisbane, annual gross revenue averaged approximately $76,000, with 64% occupancy and an average daily rate of about $349. This includes large houses as well as compact apartments. Occupancy measures booked nights as a share of nights offered, so it is not a percentage of every day in the year.

The annual revenue total was broadly steady, down just 0.2% against the preceding year. The monthly pattern shows where the income was earned.

December produced the highest monthly revenue, at around $8,000, compared with about $5,100 in June. July then recovered to roughly $6,800, with occupancy close to 70%. August remained solid at about $6,500 and 68% occupancy. Brisbane’s winter should not be treated as one uniformly quiet period.

For your property, this calls for a calendar that reflects the season and the reason people are travelling. Protect valuable peak dates, then adjust rates and minimum stays as bookings develop. A longer booking in a softer month can be worthwhile when it reduces empty nights and the cost of frequent changeovers.

If you plan to use the property yourself, put those dates into the appraisal from the start. A December fortnight and a June fortnight have different earning potential. Comparing your actual availability with a full-year lease gives you a much more useful answer.

Where Brisbane’s short-term rental opportunities differ

South Brisbane and West End: culture, conferences and longer visits

South Brisbane combines access to the Convention & Exhibition Centre, QPAC, South Bank and the city. A two-bedroom apartment can suit colleagues attending a conference, a family visiting Brisbane or guests extending a weekend around a performance. Clear bedroom layouts, dining space and a straightforward walk to the venue all help sell the stay.

Its short-term revenue softened against the previous annual period, so an appraisal should use current performance rather than last year’s peak. There is still a substantial gross income gap over the local lease comparison. West End’s annual apartment revenue was steadier, at around $70,400, with 73% occupancy. Its restaurants, neighbourhood feel and riverside access give guests reasons to stay beyond a single event.

CBD, Spring Hill and Kangaroo Point: convenience with different price points

Two-bedroom apartments in the CBD averaged about $70,400 a year, at an average daily rate of $299. Spring Hill’s was lower at $60,400, but its long-term rent comparison was also lower. For properties close to offices or hospitals, a useful workspace, lift access, parking and clear arrival instructions can help attract work and medical-related stays.

Kangaroo Point’s two-bedroom apartments reached approximately $66,200 with 73% occupancy. The pedestrian and cycle bridge has strengthened its connection to the CBD. Show the actual walking route, river outlook and access arrangements in your listing; those details help a guest distinguish a convenient apartment from another one in the same postcode.

Fortitude Valley, Newstead and Bowen Hills: make the apartment stand out

Fortitude Valley’s estimated two-bedroom revenue was around $63,400, compared with $72,200 in Newstead. The Valley has music venues, restaurants and nightlife, while Newstead offers a different riverside and dining experience. Accurate photography, a clear description of the setting and well-managed arrivals help attract guests suited to each building.

Newstead also commands the highest long-term rent in this comparison. That makes the apartment’s individual appeal especially important. Bowen Hills had lower estimated short-term revenue of about $54,100 and a smaller income gap, so an appraisal should focus closely on access to the Showgrounds, transport, parking and the quality of the apartment.

For a purchase, bring the price and body corporate levies into the comparison. These figures describe rental income. They do not rank investment yield, and the suburb with the highest revenue will not necessarily deliver the best return on your capital.

Visitor demand and our Brisbane outlook

Brisbane has more travel demand to compete for. Brisbane Airport handled a record 25.2 million passenger movements in the 2026 financial year, up 4.0%. International traffic increased 7.9% to 7.1 million. These are passenger movements, including residents and departures, rather than a count of tourists staying in the city.

Business events add another source of demand. BCEC reported more than 4,000 delegates at Ozwater’26, alongside medical and professional conferences during the same quarter. Looking ahead, the 2027 International Federation of Fertility Societies World Congress is expected to attract almost 3,000 delegates. An apartment close to the convention precinct can serve these visitors as well as holidaymakers.

Our outlook is positive for owners who give guests a clear reason to choose their property. Brisbane offers several ways to build an annual income: conferences, work trips, family visits, performances and holidays. Good management turns those opportunities into a booking strategy, with pricing and stay lengths adjusted to the home and its neighbourhood.

The lead-up to the 2032 Olympic and Paralympic Games adds a longer-term reason to watch the city. The airport’s $5 billion investment program is one example of the infrastructure being delivered. For a decision today, base the appraisal on the income your property can earn in an ordinary year, and treat future event premiums as an opportunity to assess closer to the time.

Brisbane short-term rental rules: what owners need to check

Brisbane City Council is not proceeding with its proposed short-stay permit scheme at this time. Existing planning and local laws continue to apply. Before listing, confirm the permitted use and approval conditions for your address through City Plan or Council planning advice, along with building, fire and pool-safety requirements where relevant.

For an apartment, review the body corporate records, building arrangements and applicable rules. Confirm your short-stay insurance and notify Council of the change in property use; transitory accommodation can fall into a different rating category. Get the actual rates allowance for your property into the income forecast. Once these checks are settled, you can plan the setup and first available guest dates with confidence.

Turn the comparison into a plan for your property

A useful appraisal should show your likely guest mix, comparable properties, monthly income and the expenses you will pay. It should also identify the improvements most likely to matter to guests. Better photography, a comfortable living area or easier check-in may do more for an apartment than an expensive renovation.

There is local experience behind that approach. In our published South Brisbane case study, a two-bedroom apartment achieved a 26% higher net return than its long-term rental comparison. That is a historical result for one property, separate from the market estimates in this report.

Our Brisbane property management team brings together property presentation, pricing, multi-platform marketing, guest support and day-to-day coordination. Start with an instant income estimate, then work through a tailored comparison with our team to see what short-term letting could add to your investment.