# Brisbane Rental Market — 4-Bed Townhouses
Last updated: 3 April 2026, 12:46 AEDT
Next update: 3 May 2026 (monthly)

## Your Target Profile
- **Location:** Brisbane metro (near train, cafes, supermarket)
- **Type:** 4-bedroom, 2-3-bathroom townhouse
- **Features:** Double garage, close to public transport and amenities
- **Purpose:** Future relocation research (Melbourne → Brisbane)

---

## 📊 Current Market Snapshot (April 2026)

### Brisbane Region — 4-Bedroom Townhouses

**Sample size:** 30 active listings (Domain, 3 April 2026)

### Price Distribution

| Price Range | Count | % of Market |
|---|---|---|
| $600-$700/week | 7 | 23% |
| $701-$800/week | 7 | 23% |
| $801-$900/week | 8 | 27% |
| $901-$1000/week | 5 | 17% |
| $1001-$1100/week | 3 | 10% |

**Median:** $825/week  
**Mean:** $836/week  
**Range:** $640-$1,100/week

---

## Top Listings (Best Value Near Train/Amenities)

| Address | Suburb | $/week | Beds | Baths | Parking | Features |
|---|---|---|---|---|---|---|
| 48/295 Handford Rd | Taigum | **$760** | 4 | 2 | 2 | Near train |
| 11/84 Estramina St | Oxley | **$825** | 4 | 2 | 2 | Near station |
| 47/110 Greensill Rd | Albany Creek | **$850** | 4 | 2 | 2 | Good location |
| 8/39 Symons Rd | Sunnybank Hills | **$830** | 4 | 2 | 2 | Close to amenities |
| 1/54 Taunton St | Annerley | **$1,100** | 4 | 4 | 2 | Inner city, premium |
| 11A Brook St | South Brisbane | **$990** | 4 | 3 | 3 | Inner city |

---

## Geographic Breakdown

### Inner Brisbane (0-10km from CBD)
| Suburb | Sample Listings | Price Range | Median |
|---|---|---|---|
| South Brisbane | 1 | $990/week | $990 |
| Annerley | 1 | $1,100/week | $1,100 |
| **Median inner:** | | | **$1,045/week** |

### Middle Ring (10-20km from CBD)
| Suburb | Sample Listings | Price Range | Median |
|---|---|---|---|
| Sunnybank Hills | 3 | $830-$935/week | $830 |
| Carindale | 1 | $950/week | $950 |
| Carina | 1 | $1,100/week | $1,100 |
| Oxley | 1 | $825/week | $825 |
| **Median middle:** | | | **$886/week** |

### Outer Brisbane (20km+ from CBD)
| Suburb | Sample Listings | Price Range | Median |
|---|---|---|---|
| Taigum | 2 | $720-$760/week | $740 |
| Albany Creek | 2 | $850-$875/week | $863 |
| Rochedale | 2 | $925-$995/week | $960 |
| Doolandella | 1 | $640/week | $640 |
| Heathwood | 1 | $650/week | $650 |
| Brendale | 1 | $710/week | $710 |
| Boondall | 1 | $750/week | $750 |
| Richlands | 1 | $710/week | $710 |
| **Median outer:** | | | **$740/week** |

---

## 🎯 Brisbane vs Melbourne Comparison

### Rental Cost Analysis

| Metric | Melbourne (Essendon 3040) | Brisbane (Middle Ring) | Difference |
|---|---|---|---|
| **Median 4-bed townhouse** | $1,100-$1,200/week | $825-$886/week | **Save $214-$375/week** |
| **Annual rent** | $57,200-$62,400/year | $42,900-$46,072/year | **Save $11,128-$19,500/year** |
| **Distance to CBD** | 4 train stops (~10km) | 10-20km | Similar commute |

### Cost Savings Potential

If you move from Essendon to Brisbane (middle-ring suburb):
- **Weekly savings:** $214-$375
- **Monthly savings:** $929-$1,625
- **Annual savings:** $11,128-$19,500

**Assumptions:**
- Similar property quality (4bed, 2-3bath, 2-car garage)
- Comparable amenities (train, cafes, supermarket)
- Middle-ring Brisbane (~15km from CBD) vs Essendon (~10km from CBD)

---

## Best Value Brisbane Suburbs (Near Train + Amenities)

| Suburb | Distance to CBD | Median Rent | Train Access | Cafe/Shopping | Score |
|---|---|---|---|---|---|
| **Oxley** | 15km | $825/week | ✅ Oxley Station | ✅ Good | ⭐⭐⭐⭐⭐ |
| **Taigum** | 22km | $740/week | ✅ Nearby | ✅ Moderate | ⭐⭐⭐⭐ |
| **Sunnybank Hills** | 18km | $830/week | ⚠️ Bus mainly | ✅ Excellent (Asian precinct) | ⭐⭐⭐⭐ |
| **Albany Creek** | 20km | $863/week | ⚠️ Limited | ✅ Good | ⭐⭐⭐ |
| **Annerley** | 5km | $1,100/week | ✅ Multiple stations | ✅ Excellent | ⭐⭐⭐ (expensive) |

**Recommendation for exploration:** **Oxley** or **Taigum**
- Best balance of price, train access, and amenities
- $740-$825/week = 25-31% cheaper than Essendon
- Annual savings: $14,300-$18,720

---

## Brisbane Market Trends

### Rental Market Conditions (April 2026)
- **Median unit rent (Brisbane City):** $760/week (+1% YoY)
- **Rental demand:** Moderate
- **Vacancy rate:** Improving (less competitive than Melbourne)
- **Market sentiment:** Stabilising after post-COVID surge

### Key Insights
1. **Brisbane is 20-30% cheaper** than inner Melbourne for comparable townhouses
2. **Middle-ring suburbs (10-20km)** offer best value + train access
3. **Outer suburbs (<20km)** can save 35-40% vs Melbourne but longer commute
4. **Inner Brisbane (0-10km)** approaches Melbourne prices ($1,000+/week)

---

## Monthly Rent Tracker

### April 2026
- Listings: 30 active
- Median: $825/week
- Range: $640-$1,100/week
- Best value: Oxley ($825), Taigum ($740), Sunnybank Hills ($830)

### [Previous months will populate here after monthly updates]

---

## Action Items

1. **Research phase:** Track Brisbane market for 3-6 months to understand trends
2. **Shortlist suburbs:** Focus on Oxley, Taigum, Sunnybank Hills (train + amenities)
3. **Visit trip:** Plan Brisbane reconnaissance trip to explore shortlisted suburbs
4. **Decision timeline:** Monitor for 6 months before making relocation decision
5. **Oliver alerts:** Set up monthly Brisbane market updates + flag if exceptional value appears

---

## Brisbane vs Melbourne: Full Comparison

| Factor | Melbourne (Essendon) | Brisbane (Middle Ring) | Winner |
|---|---|---|---|
| **Rent (4-bed townhouse)** | $1,100-$1,200/week | $825-$886/week | 🏆 Brisbane (-26%) |
| **Commute to CBD** | 4 train stops (~20min) | 10-20km (~30-40min) | 🏆 Melbourne |
| **Climate** | Cooler, 4 seasons | Subtropical, warmer | Preference |
| **Lifestyle** | Established, cafe culture | Growing, more relaxed | Preference |
| **Job market** | Larger, more diverse | Growing (Olympics 2032) | 🏆 Melbourne |
| **Property prices** | Higher | Lower | 🏆 Brisbane |
| **Cost of living** | Higher | Lower | 🏆 Brisbane |

**Financial winner:** Brisbane (save $11K-$19K/year on rent alone)  
**Lifestyle winner:** Personal preference  
**Career winner:** Melbourne (larger market)

---

## Data Sources
- Domain.com.au (Brisbane Region, 4-bed townhouses, 3 April 2026)
- Realestate.com.au (median rent data, 12-month trailing)
- Queensland Rail (train station locations)

---

*Next update: 3 May 2026 (monthly automatic refresh)*