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Buying a house in Brisbane is more than a transaction; it’s a major life milestone. The stakes are high for first-home buyers, interstate relocators, and growing families alike. Rising prices, off-market deals, and complex contracts can easily derail even the most prepared buyer.
That’s why we’ve created The Home Buying Process in Brisbane: A Step-by-Step Guide to help you navigate every stage with expert support. Here’s what we’ll cover:
- Step 1: Assess Your Finances and Deposit
- Step 2: Research the Brisbane Market
- Step 3: Find the Right Property
- Step 4: Make an Offer
- Step 5: Navigate Contracts and Searches
- Step 4:Step 6: Secure Finance and Insurance
- Step 7: Settlement and Moving In
- Why Use a Buyer’s Agent in Brisbane?
Step 1: Assess Your Finances and Deposit
Before you start inspecting homes or scrolling listings, you need to understand your budget. Getting clear on your borrowing power, deposit, and extra costs will shape what suburbs you can afford and what properties are actually within reach.
So, how much deposit do I need to buy a house in QLD? And what salary do you need to buy a house in Brisbane? Let’s break it down.
How Much Deposit Do I Need?
The average house deposit in Brisbane is typically between 5% and 20% of the purchase price, depending on your lender and whether you're paying Lenders Mortgage Insurance (LMI). If you’re a first home buyer, you may be eligible for a $15,000 First Home Owner Grant in QLD, which can help reduce the upfront cost.
At Hunter Gather, clients usually have their deposit and the investment in our service already allocated separately, meaning they’re financially prepared and not stretching beyond their comfort zone. This ensures they're in a strong position when it comes time to negotiate, especially in a competitive market.
As an example, for a $700,000 home, a 10% deposit would be $70,000. Go lower than 20% and you’ll likely need to factor in LMI, which can cost several thousand dollars extra. But going lower isn’t always a bad move, especially if it helps you enter the market sooner.
What Salary Do You Need?
Your borrowing capacity is usually calculated as 6-9 times your annual income, depending on your existing debts, expenses, and lifestyle. For instance, someone earning $80,000 a year might be able to borrow between $480,000 and $720,000. That’s a big range, because each lender assesses risk differently. .
Hunter Gather clients typically sit in the middle ground, not cash buyers, but also not highly leveraged. Only about 15% are stretching financially, such as first-home buyers or newly single clients. Another 15% are purchasing with little or no debt, and the rest are buying comfortably within their means
Extra Costs to Budget For
Stamp duty, inspections, legal fees, it adds up fast.
How much is stamp duty in QLD? For a $550,000 home, you’d pay around $10,600. First home buyers may be eligible for concessions that reduce this cost. You can check the latest rates and eligibility for grants or concessions on the Queensland Government website.
Other expenses include:
- Conveyancing fees - $1,500 to $2,500
- Building and pest inspections - $500
- Transfer fees and settlement charges - $1,500+
Step 2: Research the Brisbane Market
Extra Costs to Budget For
Stock levels in Brisbane are at historic lows. There are fewer quality homes for sale than there were 3 or even 5 years ago. Yet buyer demand hasn’t eased. That imbalance of supply and demand is what’s kept Brisbane’s market buoyant, even in the face of rising rates. Layer in major infrastructure projects, strong net migration, and the upcoming 2032 Olympic Games, and it’s clear Brisbane isn’t just growing, it’s transforming. More jobs, more infrastructure, and greater international attention are all part of what we call a “perfect storm” for the market. Compared to Sydney and Melbourne, Brisbane still offers relative value, but competition is fierce for well-located, livable homes, particularly those within close reach of the CBD or river.
Will Prices Go Down in 2025?
Waiting for prices to fall is likely to be a losing strategy. Even modest drops in interest rates can increase borrowing power by 2.5% per 0.25% cut. That increased serviceability drives more competition, and more competition drives prices up. Across the market, the expectation is that prices will hold or rise over the next 12 months. The idea that waiting will result in cheaper buying conditions is not supported by on-the-ground activity. For most buyers, delaying the decision only reduces what you’ll be able to afford later
Which Suburbs in Brisbane Will Boom in 2025?
The suburbs tipped for strong growth tend to share one thing in common: proximity to lifestyle amenities, infrastructure, and employment hubs.
Some of the top picks include:
- Bulimba – riverside living, boutique dining, and easy CBD ferry access
- Coorparoo – strong family appeal, excellent schools, and growing retail precincts
- Tarragindi – quiet, leafy, and just 6km from the CBD, with rising demand
- Holland Park – established suburb with a mix of charm and redevelopment potential
- Paddington – character homes, vibrant café culture, and steady capital growth
Our team at Hunter Gather keeps a close eye on future-facing opportunities, often securing homes in off-market suburbs before they show up in search results. For more detailed guidance, explore our full list of Best suburbs in Brisbane right here.
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Step 3: Find the Right Property
With your finances in place and research underway, the next step is shortlisting and inspecting properties that align with your goals. This is where suburb-level insight and deep product knowledge matter.
Choosing the Best Suburb
So, what is the safest area in Brisbane? Suburbs like The Gap, Ashgrove, and Wilston are consistently rated among the safest and most family-friendly, thanks to low crime rates, great schools, and tight-knit communities. But safety is just one part of the equation.
You’ll also want to consider:
- School catchments
- Commute times
- Lifestyle needs
- Capital growth potential
Inspection checklist:
Step 4: Make an Offer
Once you’ve found the right property, the next step is to make a competitive offer, without overstepping your budget. Brisbane’s market moves quickly, and smart buyers know that crafting a sharp offer involves more than just price.
Crafting Your Offer
Begin with comparable sales, recent data on price per square metre, land size, and location. Then look beyond numbers. Vendors don’t always choose the highest offer; they choose the cleanest one that suits their timeline.
Where possible, offer conditions that give the vendor certainty. Settlement flexibility, shorter due diligence windows, and faster finance can make a huge difference.
One of the most powerful levers? Finance clauses. Many buyers unknowingly weaken their offer by defaulting to generic timeframes. Hunter Gather always confirms finance needs based on the specific property and deal structure, not just broker estimates.
A finance clause that’s too long can cost you the property. A smart one, paired with clear valuation or inspection clauses, can win you the deal against a higher offer.
Standard conditions may include:
- Subject to finance
- Subject to building and pest
- Preferred settlement window (e.g. 30, 45, or 60 days)
Auctions vs. Private Sales
Most Brisbane homes are sold via private treaty, but auctions are becoming more common in inner-city and prestige suburbs. The distinction is critical.
Standard conditions may include:
- Subject to finance
- Subject to building and pest
- Preferred settlement window (e.g. 30, 45, or 60 days)
For buyers unfamiliar with the format, this creates risk. In contrast, private sales allow for a 5-business-day cooling-off period, unless waived in writing.
In high-emotion settings like auctions, it’s easy to overstep. That’s why removing ego and emotion from the offer process is part of Hunter Gather’s job, to ensure you don’t win the property but lose financially.
Step 5: Navigate Contracts and Searches
Exciting, your offer’s been accepted. But in Queensland, the legal side of buying a home is just getting started. The contract process is different to what many buyers are used to in other states, so understanding the flow and the risks is critical.
This is where having a strong support team becomes essential. While your conveyancer handles the legal work, your buyer’s agent plays a key role in sequencing, strategy, and communication to prevent deal-breaking delays.
Signing the Contract
In QLD, most residential property transactions use the REIQ contract, which is a standardised agreement developed by the Real Estate Institute of Queensland.
It outlines:
- Purchase price and deposit amount
- Settlement date and conditions
- Fixtures vs. chattels (what stays with the property vs. what the seller takes)
In a private treaty, you’ll generally have a 5-business-day cooling-off period, unless waived. But each deal is unique; contract terms are negotiated to match what matters most to the vendor, not just the buyer.
Conducting Searches
Now it’s time for your legal team to carry out property searches. These help uncover any hidden issues that could impact the value, use, or ownership of the home. Common QLD searches include:
- Title search – confirms legal ownership and any registered encumbrances
- Zoning certificate – outlines what the land can be used for
- Rates and water search – shows outstanding council fees or special levies
- Flood zone or contamination check – crucial in low-lying or older suburbs
Step 6: Secure Finance and Insurance
With your contract signed and searches underway, the countdown to settlement begins. But before you get the keys, there are two critical steps left:
Finalising Your Loan
Once your lender has reviewed the contract and completed valuation checks, they’ll issue unconditional approval. This means your finance is fully confirmed, and you’re ready to proceed to settlement.
At this point, you’ll need to:
- Pay the remaining deposit balance (if you only paid a small amount up front)
- Sign your formal loan documents
- Double-check your settlement date and financial position
Because most clients buy well below their borrowing capacity, this stage tends to move smoothly, with fewer hurdles, faster approvals, and minimal risk of delays. Being approved for significantly more than they plan to spend gives them greater flexibility and avoids unnecessary bottlenecks.
Still, strategy matters. Finance clauses are one of the most powerful negotiation tools in your offer, and should be tailored to the property, not just defaulted based on a lender’s blanket policy.
Insurance Requirements
In Queensland, insurance requirements can vary depending on the contract. While insurance is typically needed from the date of settlement, some contracts transfer risk to the buyer earlier. That’s why Hunter Gather ensures these contract details are reviewed carefully, particularly for standalone homes.
Your lender will likely request a certificate of insurance listing them as an interested party. If you’re buying into a body corporate (e.g., townhouse or apartment), check whether building insurance is already covered in your levies.
Either way, don’t leave it until the last minute. A burst pipe or a fallen tree could become your responsibility the moment you go unconditional.
Step 7: Settlement and Moving In
You’re almost there. Settlement is the final handover, when ownership officially transfers and the home becomes yours. While most of the heavy lifting is handled behind the scenes, it’s still important to know how this phase works, especially in a market like Brisbane, where clear sequencing and timing make all the difference.
What Happens at Settlement?
Settlement typically occurs 30 to 60 days after contract signing, unless otherwise negotiated. Your conveyancer will coordinate with the seller’s legal team to complete:
- The transfer of funds from your lender to the seller
- The lodgement of the title in your name
- Payment of remaining fees, like stamp duty or adjustments for council rates
In Queensland, most settlements now take place digitally through the PEXA platform, which enables secure real-time transfer of money and ownership. While you don’t need to be present, your team will confirm when the settlement is complete and that the property is officially yours.
Getting the Keys
Once the settlement is confirmed, the agent will release the keys to the property. This usually happens within a few hours, though it’s worth confirming timing with your solicitor.
Pro tip: Book your removalists for the day after settlement to avoid chaos if delays pop up (which can happen).
Congratulations! You’ve made it from strategy to settlement, with the right team behind you.
Why Use a Buyer’s Agent in Brisbane?
Every property search starts with a strategy, backed by reverse-engineered scout lists, suburb-specific insight, and a targeted off-market campaign. We don’t push properties. If it’s not a 9 or 10 out of 10, we tell you to walk. That’s how we remove emotion, reduce risk, and help you buy with clarity, not compromise.
Ready to buy your Brisbane home? Contact Hunter Gather for expert guidance.
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