Best Suburbs For Property Investors North Brisbane, QLD, The 2026 Guide
If you're weighing up where to invest in North Brisbane, the suburbs that look most affordable on paper aren't always the ones that stack up when you run the numbers through a lender. House medians across the approved northside suburbs range from $753,000 in Bowen Hills to over $2.1 million in Paddington, and the gap between what you can buy and what a lender will actually fund is where most investors get caught out.
The other thing worth knowing upfront: the negative gearing rules are changing. From 1 July 2027, net rental losses on established residential property purchased after 7:30pm AEST on 12 May 2026 can no longer be offset against your salary or other income. New builds remain exempt. That distinction now runs through every investment decision in this market, and it's worth factoring in before you choose a suburb or a property type.
Our team works with investors across North Brisbane, QLD, helping them structure investment loans that suit their income, their deposit and their long-term plans. Here's how the top northside suburbs compare right now.
Key takeaways
- Bowen Hills is the only suburb with a house median under the $1,000,000 cap.
- Negative gearing on established property changes from 1 July 2027.
- Unit medians in most northside suburbs sit under $900,000 with strong growth.
What are the best suburbs for property investors in North Brisbane, QLD?
The strongest investment suburbs across North Brisbane right now are Kedron, Alderley, Stafford, Mitchelton and Gaythorne for growth-focused buyers, and Bowen Hills and Windsor for those working within tighter deposit constraints. CoreLogic data shows 12-month house price growth of 22.48% in Kedron, 20.43% in Alderley and 22% in Enoggera, while unit growth has been consistently strong across the inner-north belt. No single suburb suits every investor, but those two clusters cover most investment strategies currently active in this market.
What makes a North Brisbane suburb worth investing in right now?
Three factors are driving the investment case across these suburbs: proximity to employment precincts, unit stock that sits below the $1,000,000 First Home Guarantee cap, and 12-month growth rates that have outpaced the broader Brisbane market. The Herston Health and Innovation Precinct and the employment corridor running through Kelvin Grove and Milton create consistent tenant demand in the surrounding suburbs, which matters more than growth alone when you're funding the holding costs through rent.
The suburb you choose also affects your borrowing structure. Lenders assess investment loans differently to owner-occupier finance, with interest-only terms typically capped at five years and LVR limits commonly sitting around 80% for investment at most lenders. Where the suburb's median sits relative to the APRA serviceability buffer at approximately 9% assessment rate is what determines whether the loan serviceability works at your income level.
We see a lot of investors come in with a suburb in mind but no clear sense of what the loan actually costs to hold. The servicing calculation at the assessment rate is usually what resets expectations, and it's better to know that before you're at contract.
Tom Kelly · Director - Home & Car Loans, Kelly Brothers Finance · Chat to Tom →
Best-value suburbs for property investors in North Brisbane
Bowen Hills is the standout entry point for investors working within the $1,000,000 guarantee cap. Its house median sits at $753,000 with 23.44% growth over 12 months, and units at $685,000 have grown 28.04%. It's primarily a unit market, with substantially more unit transactions than houses in the period, so the growth story here is led by apartments rather than freestanding homes. The suburb's location beside the Brisbane Showgrounds and rail access through Bowen Hills station gives it genuine tenant appeal.
Stafford
Stafford suits investors looking for house growth without Ashgrove or Wilston price tags. The suburb has delivered 16.40% house price growth over 12 months, with a median of $1,350,000, and units have grown 22.58% to $760,000.
- Median house price: $1,350,000
- 12-month house growth: +16.40%
- Median unit price: $760,000
- 12-month unit growth: +22.58%
- Best suited for: investors targeting unit stock under $800,000 with strong recent growth
Kedron
Kedron has been one of the stronger-performing suburbs in the northside belt, with 22.48% house price growth and units growing 21.98% over 12 months.
- Median house price: $1,580,000
- 12-month house growth: +22.48%
- Median unit price: $805,100
- 12-month unit growth: +21.98%
- Best suited for: growth-focused investors with capacity to service above the $1,000,000 median
Mitchelton
Mitchelton offers rail access via both Mitchelton and Oxford Park stations on the Ferny Grove line, and its unit market has grown 25.37% over 12 months to a median of $840,000.
- Median house price: $1,348,000
- 12-month house growth: +9.59%
- Median unit price: $840,000
- 12-month unit growth: +25.37%
- Best suited for: investors prioritising rail connectivity and unit growth
Source: CoreLogic (via YIP, mid-2026).
Established and premium suburbs for property investors in North Brisbane
Alderley sits on the Ferny Grove line and has delivered 20.43% house price growth, with a median of $1,683,000. Its unit market has grown 28.92% to $838,000, making it one of the stronger all-round performers in the established belt. For investors at this price point, the combination of rail access, Alderley station proximity and sub-$900,000 unit stock is the draw.
Ashgrove
Ashgrove is an established family suburb with a house median of $1,934,695 and unit growth of 15.69% over 12 months. It appeals to investors targeting capital preservation with steady growth rather than the higher-volatility numbers seen further out.
- Median house price: $1,934,695
- 12-month house growth: +4.58%
- Median unit price: $938,500
- 12-month unit growth: +15.69%
- Best suited for: long-hold investors prioritising capital stability and strong tenant demand near Marist College Ashgrove
Wilston
Wilston has a house median of $2,030,000 and 10.03% growth over 12 months, with units at $890,000 and 4.15% growth. It's a low-vacancy, tightly held suburb that attracts long-term tenants rather than high turnover.
- Median house price: $2,030,000
- 12-month house growth: +10.03%
- Median unit price: $890,000
- 12-month unit growth: +4.15%
- Best suited for: premium investors seeking low-vacancy, tightly held character stock
Gaythorne
Gaythorne sits between Enoggera and Mitchelton on the Ferny Grove line and has delivered 14% house growth and 22.53% unit growth over 12 months, with a unit median of $805,000.
- Median house price: $1,482,000
- 12-month house growth: +14.00%
- Median unit price: $805,000
- 12-month unit growth: +22.53%
- Best suited for: investors wanting Ferny Grove line access at a lower entry point than Alderley
Source: CoreLogic (via YIP, mid-2026).
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What should property investors consider when choosing a suburb here?
The most important variable for northside investors right now is property type, not suburb. Because almost every house median in the approved suburb set sits above $1,000,000, the First Home Guarantee and Family Home Guarantee don't apply to houses in most of these locations. The investment case for houses relies on equity, income and a standard investment loan, while unit stock under $900,000 opens up a wider range of deposit structures and lender options.
The negative gearing change from 1 July 2027 sharpens that distinction further. Established property purchased after Budget night in May 2026 will only allow losses to be quarantined and carried forward against future property income, not offset against salary. New builds remain fully exempt and retain the choice of the 50% CGT discount under current rules. Investors buying established property now, between Budget night and 30 June 2027, may still negatively gear during that window, but the rules bite from 1 July 2027 onwards.
The CGT discount also changes from 1 July 2027. The 50% discount for individuals is replaced by cost-base indexation plus a 30% minimum tax on the remaining real gain. For properties held past that date, CGT outcomes will differ materially from previous years. Both changes are legislated, not proposed, and your accountant is the right person to model the after-tax impact for your specific position.
What do these medians mean for your deposit and borrowing?
At an 80% LVR on a $1,348,000 house in Mitchelton, you need roughly $270,000 in deposit plus costs. On a $840,000 unit in the same suburb, the deposit requirement at 80% drops to around $168,000. That gap determines which investors can enter and which can't, and it's why unit stock is doing more of the work for first-time investors in this market. The APRA serviceability buffer means lenders assess your capacity at approximately 9%, not the actual loan rate, so the income required to service a million-dollar investment loan is higher than the repayments suggest.
The APRA debt-to-income cap also matters here. From 1 February 2026, lenders can write no more than 20% of new lending at a DTI ratio of six times gross income or higher, and investor lending tends to hit that cap before owner-occupier lending does. Where one lender is near its investor quota, another may not be, which is where panel access changes the outcome.
Deposit and LVR by property type:
- › Unit under $900,000: 20% deposit around $160,000–$180,000 · no LMI at 80% LVR · wider lender options · eligible for interest-only up to 5 years
- › House $1.3m–$1.7m: 20% deposit around $260,000–$340,000 · standard investment LVR · full serviceability assessed at approximately 9% · DTI cap applies
- › Premium house above $1.9m: deposit commonly 25–30% · LMI limited at this price point · income composition and asset position assessed more manually
Source: CoreLogic (via YIP, mid-2026) and APRA.
When an investor is weighing up two suburbs at similar price points, I'd usually look at the lender's current investor quota first. A lender that's near capacity in that DTI band will price the loan differently to one that isn't, and that difference is often worth more than the suburb comparison.
Tom Kelly · Director - Home & Car Loans, Kelly Brothers Finance · Chat to Tom →
How does a mortgage broker help investors buy in these suburbs?
The investment loan market across North Brisbane, QLD is where lender choice does the most work, because policy differs on three things that matter most: how rental income is shaded, where each lender sits on its DTI investor quota, and whether interest-only is available at the LVR you're applying at.
The three decisions that change the outcome:
- › Rental income shading: most lenders count rental income at 70–80% of gross, but the treatment of a vacant property or a new purchase with no lease differs between lenders
- › DTI quota position: a lender near its 20% DTI ceiling may decline a file it would have approved earlier in the quarter, regardless of the borrower's income or deposit
- › Interest-only availability: not every lender offers IO at 80% LVR for investors; some require a larger deposit or a lower LVR before the IO term is available
Comparing across the panel before applying finds which combination of shading, quota headroom and IO access produces the right loan for your specific position.
Frequently Asked Questions
Is negative gearing still available for North Brisbane investment properties?
Yes, for now. Established property purchased before 7:30pm AEST on 12 May 2026 is fully grandfathered. For property purchased after that date, negative gearing on established homes ends from 1 July 2027, with losses quarantined to offset future property income only. New builds remain exempt.
Which North Brisbane suburb has the lowest house median for investors?
Bowen Hills has the only house median under $1,000,000 in the approved northside set, at $753,000 with 23.44% growth over 12 months. It's primarily a unit suburb, so the house market there is thin, but it represents the lowest entry point available.
Can I use interest-only repayments on an investment loan here?
Most lenders allow interest-only terms on investment loans for up to five years, typically at a maximum of 80% LVR. IO loans are priced above equivalent principal and interest loans, and the loan reverts to P&I over the remaining term when the IO period ends, which increases repayments sharply.
Does the APRA DTI cap affect investors differently to owner-occupiers?
Yes. Lenders track owner-occupier and investor DTI pools separately, and investors tend to carry higher DTI ratios on average. A lender that's near its investor quota may decline a file it would approve for owner-occupier lending, which is why timing and lender selection both matter for investment applications.
Should I buy a unit or a house for investment in North Brisbane?
Units under $900,000 suit investors working within tighter deposit and serviceability constraints, and most northside unit medians sit in that range with strong recent growth. Houses deliver stronger long-term capital growth historically but require significantly higher deposits, and the negative gearing change from 1 July 2027 makes new-build houses more tax-efficient from that date.
Is a mortgage broker or a bank better for an investment loan in North Brisbane?
A mortgage broker, every time. Investment loan policy varies significantly between lenders on rental income shading, DTI headroom and interest-only availability, and those differences change the loan structure and the repayments. A broker comparing across 60+ lenders finds the right combination; a single lender shows you only their own policy.
Your Next Steps
If investment property in North Brisbane is on your horizon, the suburb shortlist is only part of the picture. The loan structure, the lender's current investor quota and the after-tax position from 2027 are what determine whether the investment works for your income and your timeline.
If you'd like to work through the numbers on a specific suburb or property type, get in touch with the Kelly Brothers Finance team or call 07 3847 9450. We'll work through where you stand across our 60+ lender panel.
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External Resources
Kelly Brothers Finance · North Brisbane, QLD · Kelly Brothers Brokerage Pty Ltd (ACN 662 331 320), authorised under Australian Credit Licence 517192 · General information only - this article does not constitute financial advice. Please consider your own circumstances and seek professional advice before making any financial decisions.
