Prepared June 2026 · Affinity Property Australia
The Bray Park Growth Report
A leafy residential oasis — priced below its neighbours, selling faster than almost anywhere.
$1.03M
Median House Value
+25.2%
12-Month Growth
9 Days
Median Days on Market
$650/w
Median House Rent
Data: Cotality (CoreLogic) · Affinity Property Australia · ABS · City of Moreton Bay · Domain · realestate.com.au · Report Date: 30 June 2026
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OVERVIEW
Suburb Snapshot
Bray Park is a compact, leafy and fully established owner-occupier suburb in the City of Moreton Bay, approximately 24 km north of Brisbane CBD. Surrounded by Strathpine’s major activity centre, Brendale’s $2.5 billion Supernode employment precinct, and the high-growth suburb of Lawnton to the north, Bray Park is the quiet residential heart of one of SEQ’s most active investment corridors.
$1,031,599
Median HOUSE VALUE (MAY 2026)
↑ 25.2% year-on-year
$776,047
Median UNIT VALUE (MAY 2026)
↑ 26.5% year-on-year
3.8%
Gross Rental Yield — Houses
$650/w median asking rent
9-day median days on market — joint fastest in the North Brisbane corridor alongside Strathpine. With only 15 houses currently listed and 161 sold in the past 12 months, Bray Park offers sellers maximum leverage and investors exceptional exit liquidity. Vendor discounting is just −1.8%, one of the lowest in the region.
Price Performance
10-Year Median Value History
Bray Park’s median house value has grown from $385,520 in May 2017 to $1,031,599 in May 2026 — a 167% increase over nine years. The most dramatic acceleration occurred post-2021, with the past 12 months alone delivering 25.2% growth as Bray Park broke through the million-dollar barrier for the first time.
Units
Units
| Month | House Median Value | Unit Median Value | Houses Sold (rolling 12m) |
|---|---|---|---|
| Jun 2025 | $836,811 | $600,168 | 180 |
| Jul 2025 | $847,050 | $620,020 | 181 |
| Aug 2025 | $860,414 | $627,068 | 174 |
| Sep 2025 | $872,682 | $634,800 | 173 |
| Oct 2025 | $889,800 | $652,032 | 168 |
| Nov 2025 | $910,725 | $674,842 | 157 |
| Dec 2025 | $933,824 | $700,396 | 153 |
| Jan 2026 | $962,450 | $728,095 | 161 |
| Feb 2026 | $987,049 | $745,696 | 156 |
| Mar 2026 | $1,008,373 | $770,225 | 161 |
| Apr 2026 | $1,012,016 | $768,498 | — |
| May 2026 | $1,031,599 | $776,047 | — |
Market Activity
Sales Volume, Listings & Days on Market
Bray Park’s market is characterised by low supply, fast turnover and strong buyer competition. New listings have been steadily declining — from 169 rolling listings in mid-2025 to 130 by May 2026 — while 161 properties sold in the 12 months to March 2026, confirming that demand significantly outpaces available supply.
161
Houses Sold (12 months)
130 new listings — tight supply
9 days
Median Days on Market
Joint fastest in the corridor
−1.8%
Median Vendor Discount
Near-asking-price outcomes
RENTAL MARKET
Rental Performance & Yield Analysis
Bray Park’s rental market reflects its owner-occupier character — relatively small investor-owned stock, low vacancy, and steady rent growth. The median house rent of $650/week represents 4.8% year-on-year growth and an indicative gross yield of approximately 3.8–4.0% on current median values.
| Month | House Median Rent | Rental Growth (YoY) | Value-Based Yield |
|---|---|---|---|
| Jun 2025 | $628/w | 8.2% | 4.0% |
| Aug 2025 | $630/w | 6.3% | 4.0% |
| Oct 2025 | $630/w | 5.0% | 4.0% |
| Dec 2025 | $650/w | 8.3% | 4.0% |
| Feb 2026 | $633/w | 5.4% | 4.0% |
| Apr 2026 | $650/w | 5.7% | 3.9% |
| May 2026 | $650/w | 4.8% | 3.8% |
Vacancy rate 1.4% (HTAG): Bray Park’s rental vacancy is low but not critically tight — balanced enough to sustain healthy rental demand without the acute stock pressure seen in some corridor suburbs. With 170 rental rate observations in the past 12 months and a low renter proportion (~29%), every investment property entering the market is absorbed quickly. The combination of 3.8% yield and 25.2% annual capital growth gives Bray Park one of the most attractive total return profiles in the North Brisbane corridor.
Demographics
Who Lives in Bray Park
Bray Park is a stable, family-oriented owner-occupier community. The predominant household type is couples with children (45%), reflecting the suburb’s exceptional school cluster and long average tenure of nearly 12 years. The population skews toward the productive 30–49 age cohort — representing strong sustained owner-occupier demand.
Trades & professional mix: The largest occupation in Bray Park is trades (17%), followed by clerical (15.9%) and professional (14.6%). Household income is concentrated in the $78–130K band (28.5% of households — above the Moreton Bay average of 23.3%), reflecting a suburb of dual-income families in skilled occupations. The median monthly household income of approximately $7,652 and mortgage repayment ratio of 21.8% indicate solid financial resilience — third most affordable in the North Brisbane corridor series.
Growth Drivers
Why Bray Park Is Repricing
Bray Park’s 25.2% annual growth is not accidental. The suburb sits at the centre of four major external investment and employment stimuli — any one of which would be significant; together, they represent a once-in-a-generation convergence of demand drivers.
⚡
The $2.5B Brendale Supernode
Quinbrook Infrastructure Partners’ $2.5 billion data centre campus at Brendale — 1.5–2 km east of Bray Park — will be one of the largest single private investments in Queensland history. Stage 1 (250MW/500MWh Battery Energy Storage System, $325M) began construction April 2024. As data centre stages develop, Bray Park becomes the primary residential catchment for a new cohort of highly paid data centre engineers, power specialists and network architects — transforming the suburb’s occupational and income profile.
🏬
Strathpine MRAC — 1 km South
Strathpine’s Major Regional Activity Centre is Bray Park’s most immediate external value driver. Active projects include a $50M Country Club Hotel (Comiskey Group, opening late 2026/early 2027), the $92M Anaconda Adventure HQ flagship store (world-first indoor barramundi fishing dam, opening 2025–26), and Westfield Strathpine within 1 km. Bray Park residents will have Brisbane’s most exciting new dining, entertainment and retail precinct on their doorstep.
📈
Lawnton Spillover — High-Growth Neighbour
Lawnton, immediately north of Bray Park, recorded 17.09% annual capital growth (Cotality) and is forecast to near-double in population by 2036. As Lawnton’s median approaches $925K with only 138 annual sales (poor liquidity), buyers are spilling south into Bray Park — equivalent rail access, similar family character, 153–180 annual sales, and currently priced $50K below. OpenAgent confirms Bray Park is already selling 31.3% faster than Lawnton.
🚆
Zone 2 Rail — A Fare Advantage Over Neighbours
Bray Park Station (North Coast Line) sits 23.85 km from Central Station — placing it in QLD Rail’s lower-cost Zone 2, the same zone as closer-in Bald Hills. Zone 3 suburbs Lawnton, Petrie and North Lakes all command higher median prices but cost more daily to commute. For a dual-income household, the Zone 2 advantage saves hundreds of dollars annually — an effective subsidy on Bray Park’s already-discounted median price relative to its rail corridor neighbours.
🏫
Four-School Cluster — Unmatched for 4.5 km²
Bray Park hosts four schools within its 4.5 km²: Bray Park State School, Bray Park State High School, Holy Spirit Catholic Primary and Genesis Christian College (Prep–12 private). This complete educational journey — government primary, government secondary, Catholic primary, and private Prep-to-12 — within walking distance of most homes drives long holding periods, high owner-occupier rates, and sustained family demand. Every school upgrade directly supports property values in catchment.
🏗
KDR & Dual-Occupancy Potential
Bray Park’s predominantly ~600 m² lot sizes — typical of established 1970s–1990s suburbs — are ideal for knock-down rebuilds and dual-occupancy projects (subject to MBRC zoning). Under the October 2024 MBRC Planning Scheme amendment, secondary dwelling provisions have been updated, enabling more flexible dual-occupancy configurations. For landowners, this creates a self-funding development pathway: build new, add a secondary dwelling, rent one — covering a meaningful portion of mortgage costs in a rate-rise environment.
Structural undersupply: Bray Park is fully established — there are no new estates, no active Priority Development Areas, and land sales number just 2 per year. Supply is structurally constrained. Against this backdrop, Queensland attracted over 25% of Australia’s total population growth between Q1 2020 and Q3 2025, and Greater Brisbane added 58,200 residents in 2024–25 alone. Annual dwelling approvals are running 18% below the target needed to meet the Federal Housing Accord. Bray Park’s tight supply and exceptional amenity mean it absorbs demand disproportionately.
Policy Impact
2026 Federal Budget — What It Means for Bray Park
The 2026 Federal Budget, delivered 12 May 2026, introduced the most significant housing and property tax reforms in decades. Bray Park’s predominantly owner-occupier character means it is better insulated from some reforms than higher-investor suburbs — but the implications for sellers and investors are still material.
Negative Gearing Now Law: Restricted to New Builds (from 1 July 2027)
Under legislation passed on 25 June 2026, investors purchasing established residential properties after Budget night (12 May 2026) can no longer offset rental losses against other income from 1 July 2027. Properties purchased before 7:30pm on Budget night (12 May 2026) are grandfathered in full. CBA modelling estimates this could leave prices approximately 3% lower than they otherwise would have been — reducing their national price growth forecast from 5% to 3% for 2026.
For Bray Park sellers: With only ~29% of Bray Park stock renter-occupied, the investor share is smaller than in higher-density corridors. Owner-occupier demand — driven by schools, lifestyle and community stability — is entirely unaffected. Grandfathered investors who bought before Budget night retain the full negative gearing benefit and remain motivated buyers. Any softening of new investor demand is likely absorbed by the strong owner-occupier pool, particularly at Bray Park’s price point.
Low–Moderate Impact — Owner-Occupier Market Well Buffered
Capital Gains Tax Reform Now Law: 50% Discount Replaced from 1 July 2027
The 50% CGT discount has been replaced by legislation with CPI-adjusted cost base indexation plus a minimum 30% tax rate on real capital gains accruing on or after 1 July 2027. Gains accrued before 1 July 2027 retain the existing discount treatment in full — the change only applies to future gains accumulating from that date. For discretionary trusts, the 30% minimum rate applies from 1 July 2026.
For Bray Park sellers: With 25.2% annual growth in 2025–26 and a decade of compounding appreciation (median up from $385K to $1.03M since 2017), investors who have held Bray Park property through this cycle have accumulated substantial gains. Completing any planned sale before 1 July 2027 locks in the full 50% CGT discount on those gains — a potentially material tax saving. The current market — 9-day sales, near-asking-price outcomes — is an ideal execution environment.
Moderate Impact — Consider Timing of Sale Before July 2027
First Home Buyer Support Measures
Expanded government guarantee schemes allow eligible first home buyers to purchase with a smaller deposit while avoiding Lenders Mortgage Insurance. The 100,000 Homes for First Home Buyers program and a $2 billion Local Infrastructure Fund were announced to support new housing supply delivery.
For Bray Park sellers: Bray Park’s lower quartile house price of $848,000 places a meaningful portion of the market within reach of government-guaranteed first home buyers. A larger eligible buyer pool in the $848K–$924K price range increases competition at the entry-to-mid level of the Bray Park market — directly supporting vendor outcomes for the approximately 65% of houses that transact in the $800K–$1M price band.
Positive for Sellers — Larger Buyer Pool at Entry Level
RBA Cash Rate at 4.35% — Three 2026 Hikes
The Reserve Bank hiked the cash rate three times in 2026 (February, March and May), taking it from 3.60% to 4.35% — reversing all three cuts made during 2025. Each 25bp rise reduces average borrowing capacity by approximately $12,000. The RBA has signalled a pause at its June meeting.
For Bray Park: HTAG data confirms Bray Park’s median mortgage repayment represents 21.8% of median household income — the third most affordable ratio in the North Brisbane corridor. Higher rates constrain new buyer borrowing capacity but Bray Park’s established demographic (trades and professional dual-income households in the $78–130K household income band) has above-average rate resilience. The suburb’s 9-day days on market confirms that demand has not been materially impacted by the 2026 rate cycle.
Mixed — Demand Remains Resilient Below $1.05M
Bottom line for sellers: The 2026 budget reforms create a time-sensitive opportunity. The CGT discount applies in full to gains accrued before July 2027 — and with Bray Park’s median having grown from $385K to over $1M since 2017, the tax saving from acting now versus waiting is substantial. Selling in the current environment — 9-day median days on market, 25.2% annual growth, near-asking-price outcomes — gives Bray Park vendors maximum leverage before any policy-driven moderation takes hold.
Forward View
Market Outlook & Key Risks
The combination of tightening supply, accelerating external demand drivers and a structurally under-supplied SEQ housing market supports a continued positive outlook for Bray Park. Rental growth is moderating slightly (4.8% YoY in May 2026 vs 8.6% in July 2025) but remains positive, and the value-based yield of 3.8–4.0% is stable relative to the rising median.
Upside Factors
Risk Factors to Monitor
Affinity Property Australia · Sean McCreanor · Mob: 0438 115 550 · Ph: 07 3293 9100 · sean@affinityproperty.net.au
Disclaimer: This report has been prepared for informational purposes using publicly available data from Cotality (CoreLogic), HTAG Analytics, Domain, realestate.com.au, the Australian Bureau of Statistics, Economic Development Queensland, the City of Moreton Bay, InTheSuburbs, Borro Finance, and various government and financial sources. Property market data changes rapidly; always verify figures with current sources. The Treasury Laws Amendment (Tax Reform No. 1) Bill 2026 passed both houses of Parliament on 25 June 2026. Supplementary legislation to address small business CGT carve-outs and the co-owner grandfathering issue is expected later in 2026 and may affect some investors. Population forecasts are estimates subject to revision. This report does not constitute financial, investment or legal advice. Always consult qualified professionals before making property decisions. Report date: 30 June 2026.