Demand
Soft▼ falling
Confidence: Moderate
Selling times are 4.8% above the five-year norm. Latest reading 38.0 against a five-year average of 36.3.
- Latest
- 38
- 12 months ago
- 40.13
- 5-year average
- 36.26
- 5-year range
- 26.7 – 42.8
Brunswick
A standing intelligence briefing: what the market is doing now, how that compares with its own five-year history, and the pipeline items that could change it.
- Median house
- $1,284,000
- Median unit
- $596,000
- Annual growth
- +2.1%
- Median rent
- $840
- Gross yield
- 3.4%
- Vacancy
- 1.9%
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APD View — Brunswick
Brunswick: conditions improving
Current data indicates conditions in Brunswick are improving. 14 indicators across 5 analytical dimensions inform this reading, with 79% pointing the same way.
Direction
Improving
Confidence
High
Evidence strength
Strong
Direction describes where underlying conditions are moving. It is not a rating, a recommendation or a signal to transact — a market can be improving while remaining expensive, low-yielding or supply-exposed.
Why this confidence — Based on 14 indicators, 60 months of history, 79% of indicators pointing the same way, latest data 29 days old.
Evidence basis — Based on 14 indicators, 1 independent source, 60 months of history. Latest data 29 days old.
What changed
| Indicator | Now | 1 month | 1 quarter |
|---|---|---|---|
| Days on market | 38 days | 39 days | 42 days |
| Building approvals | 53.46 | 55.88 | 58.37 |
| Advertised listings | 213.84 | 217.95 | 228.66 |
| Auction clearance | 64.1% | 65.4% | 67.0% |
| Rental growth | 6.2% | 6.0% | 6.5% |
| Sales volume | 97.2 | 100.25 | 99.69 |
What supports this view
- Median rent — $840 against a historical average of $731. Advertised rents sit above the historical average for this market. Historical percentile: 98.
- Median house value — $1,281,463 against a historical average of $1,220,875. House values sit above the historical average for this market. Historical percentile: 98.
- Price-to-rent multiple — 29.34 against a historical average of 32.28. Prices are low relative to rents compared with the historical average. Historical percentile: 0.
- Sales volume — 97.2 against a historical average of 81.08. Transaction volumes are running above the historical average. Historical percentile: 83.
- Gross yield — 3.4% against a historical average of 3.3%. Gross yields sit above the historical average for this market. Historical percentile: 67.
- Population growth — 1.6% against a historical average of 1.6%. Population growth is running above the longer-run average. Historical percentile: 50.
What works against it
- Vacancy rate argues the other way — Vacancy rate reads 1.9% against a 1.6% historical average (78th percentile), which works against the current reading.
- Vacancy rate — 1.9%. Rental availability is looser than the historical norm. Historical percentile: 78.
- 12-month price growth — 2.1%. Annual price growth is running below its historical average. Historical percentile: 44.
- Advertised listings — 213.84. Advertised stock is above the historical average. Historical percentile: 52.
Market signals
Each signal compares the latest reading with the suburb's own five-year record
Price Momentum
Neutral▲ rising
Confidence: Low
Annual price growth is in line with the five-year average. Latest reading 2.1 against a five-year average of 2.1.
- Latest
- 2.08
- 12 months ago
- 2.14
- 5-year average
- 2.1
- 5-year range
- 1.5 – 2.7
Rental Conditions
Weak— flat
Confidence: High
Vacancy is running 20.3% above the historical average. Latest reading 1.9 against a five-year average of 1.6.
- Latest
- 1.9
- 12 months ago
- 1.6
- 5-year average
- 1.58
- 5-year range
- 1.1 – 2.0
Rental Pressure
Neutral▼ falling
Confidence: Low
Rental growth is 3.8% above the five-year average. Latest reading 6.2 against a five-year average of 6.0.
- Latest
- 6.22
- 12 months ago
- 5.84
- 5-year average
- 5.99
- 5-year range
- 5.4 – 6.7
Affordability
Firm▼ falling
Confidence: Moderate
The price-to-rent multiple sits 9.1% below its five-year average. Latest reading 29.3 against a five-year average of 32.3.
- Latest
- 29.34
- 12 months ago
- 30.53
- 5-year average
- 32.28
- 5-year range
- 29.3 – 35.4
Supply
Soft▼ falling
Confidence: Moderate
Advertised stock is 4.8% above the five-year average. Latest reading 213.8 against a five-year average of 204.0.
- Latest
- 213.84
- 12 months ago
- 231.46
- 5-year average
- 204.04
- 5-year range
- 151.0 – 241.0
Liquidity
Strong▲ rising
Confidence: High
Transaction volumes are 19.9% above the five-year average. Latest reading 97.2 against a five-year average of 81.1.
- Latest
- 97.2
- 12 months ago
- 78.74
- 5-year average
- 81.08
- 5-year range
- 57.8 – 100.3
Population Growth
Neutral▼ falling
Confidence: Low
Population growth is 2.5% above the longer-run average. Latest reading 1.6 against a five-year average of 1.6.
- Latest
- 1.62
- 12 months ago
- 1.65
- 5-year average
- 1.58
- 5-year range
- 1.4 – 1.7
Development Risk
Neutral▼ falling
Confidence: Low
Dwelling approvals are 2.4% above the five-year average. Latest reading 53.5 against a five-year average of 52.2.
- Latest
- 53.46
- 12 months ago
- 59.27
- 5-year average
- 52.21
- 5-year range
- 36.6 – 63.4
Investor Activity
Neutral— flat
Confidence: Low
Gross yields are 3.7% above the five-year average. Latest reading 3.4 against a five-year average of 3.3.
- Latest
- 3.4
- 12 months ago
- 3.41
- 5-year average
- 3.28
- 5-year range
- 3.0 – 3.6
Indicators
Latest reading against one, three and five years ago
| Indicator | Latest | 1yr | 3yr | 5yr | 5yr avg | 5yr range |
|---|---|---|---|---|---|---|
| Median house priceMiddle sale price for houses over the trailing twelve months. | $1,281,463 | +2.1% | +6.6% | +10.6% | $1,220,875 | $1,158,548 – $1,281,463 |
| 12-month price growthTwelve-month change in median house price. | 2.1% | -2.8% | +8.9% | — | 2.1% | 1.5% – 2.7% |
| Median unit priceMiddle sale price for units and apartments over the trailing twelve months. | $593,940 | +1.2% | +4.4% | +7.0% | $574,820 | $554,580 – $595,568 |
| Median weekly rentMiddle advertised weekly rent across all dwelling types. | 840 | +6.2% | +18.9% | +33.3% | 731 | 630 – 840 |
| Rental growthTwelve-month change in median advertised weekly rent. | 6.2% | +6.5% | +4.2% | — | 6.0% | 5.4% – 6.7% |
| Gross rental yieldAnnual gross rent as a share of median dwelling value. | 3.4% | -0.3% | +4.9% | +8.3% | 3.3% | 3.0% – 3.5% |
| Price-to-rent multipleMedian house price divided by annual median rent. | 29 | -3.9% | -10.3% | -17.0% | 32 | 29 – 35 |
| Vacancy rateShare of rental stock advertised and unlet. | 1.9% | +18.7% | +12.4% | +54.5% | 1.6% | 1.1% – 2.0% |
| Sales volumeNumber of dwelling transactions settled in the month. | 97 | +23.4% | +13.0% | +57.1% | 81 | 58 – 100 |
| Total listingsDwellings advertised for sale at month end. | 214 | -7.6% | +17.6% | +10.7% | 204 | 151 – 241 |
| Days on marketMedian time from listing to sale. | 38 days | -5.3% | +20.4% | +15.5% | 36 days | 27 days – 43 days |
| Vendor discountMedian gap between first asking price and sale price. | -3.8% | +6.7% | -6.8% | -4.2% | -3.7% | -4.1% – -3.2% |
| Auction clearanceShare of scheduled auctions reported sold. | 64.1% | +2.2% | +6.3% | +7.0% | 62.3% | 55.8% – 67.0% |
| Population growthAnnual resident population change. | 1.6% | -1.8% | +8.0% | +3.8% | 1.6% | 1.4% – 1.7% |
| Building approvalsDwellings approved for construction in the month. | 53 | -9.8% | +20.8% | +8.9% | 52 | 37 – 63 |
Source: Australia Property Data derived series (anchored to current market metrics). Percentage columns show the change from that point to the latest observation.
History
Monthly observations, last five years
Source: Australia Property Data derived series (anchored to current market metrics)
Source: Australia Property Data derived series (anchored to current market metrics)
Source: Australia Property Data derived series (anchored to current market metrics)
Source: Australia Property Data derived series (anchored to current market metrics)
What could change this market?
- Transport
Suburban Rail Loop East
Under construction · 2035
Reshapes access between middle-ring employment centres and lifts development capacity around six new stations.
Tunnelling underway between Cheltenham and Box Hill; precinct structure planning continues alongside.
- Planning reform
Brunswick activity centre uplift
In progress · 2026-2029 · 1.2 km
Additional apartment capacity along Sydney Road affects medium-term unit supply.
Approvals volume is the leading indicator of pipeline risk.
- Transport
Metro Tunnel precinct uplift
Operating · Now
New CBD-fringe stations are already redirecting rental demand and apartment supply.
Station catchments at Parkville, Anzac and Arden are the focus of rezoning activity.
- Transport
Upfield corridor upgrades
Announced · 2029 · 0.8 km
Improved frequency supports rental demand from renters priced out of the inner north.
Timing has slipped previously; treat as medium confidence.
- Planning reform
Activity centre rezoning program
Announced · 2026-2028
Higher permitted densities across dozens of centres change the medium-term apartment pipeline.
Watch approval volumes in nominated centres for early supply signals.
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