Annerley, QLD 4103
Southern Brisbane, Queensland
Good to Know
Annerley, QLD 4103 is a high-value house market in the Southern Brisbane area, currently positioned as a long-hold capital growth submarket. Located around 4 km south of the Brisbane CBD, Annerley is home to roughly 11,891 adults across 6,501 dwellings and currently records a vacancy rate of 0.99%.
According to HtAG Analytics, Annerley is exhibiting a demand-constrained market with tight supply. Stock on Market sits at 0.25% and Inventory at 2.6 months — just either side of the ~3-month balanced-market threshold — driving +9.9% YoY price growth and +5.4% YoY rent growth.
What the market data is signalling
Annerley is showing stronger capital appreciation than rental momentum: prices are up 9.9% over 12 months while rents have grown 5.4%. That divergence, combined with an indicative gross yield of 2.72% (below the commonly recommended 3% threshold), suggests the suburb is skewed toward capital-growth investors rather than cashflow buyers.
Supply-side metrics are supportive of continued price strength: Stock on Market 0.25%, vacancy 0.99% and days on market 34 all point to constrained listings and active demand. For a visual of how Annerley sits vs other markets, see the Markets in the Moment (MiM™) heatmap.
Who lives in Annerley — and why it matters for investors
Annerley scores an IRSAD decile of 9, indicating a relatively advantaged socioeconomic profile which tends to lower long-term volatility and support capital appreciation. However, the renter/owner ratio is 54%, an elevated renter share that can increase rental demand and tenant churn — a factor cashflow-focused investors must manage. The units/houses ratio is 50%, which sits at the neutral band and reflects a balanced dwelling mix.
For research on how neighbourhood advantage drives property outcomes, see the IRSAD Crossover study.
Why suburb-level data matters for Annerley
Council- or LGA-level averages can mask pockets like Annerley. Investment decisions should rest on the suburb's own metrics: a typical house price of $1,484,920, gross yield 2.72%, Stock on Market 0.25%, Inventory 2.6 months and days on market 34 describe a tightly-held, high-value micro-market that may behave differently to wider averages. Local affordability is stretched — 61 years on the affordability index — which affects buyer depth and financing sensitivity.
Read more about why local granularity matters: LGA vs Suburb research. For the complete downloadable profile, view the full Annerley data guide.
What's behind the RCS™ score of 55
The HtAG RCS™ (55) bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite so investors can match markets to strategy. A mid-range score like 55 typically reflects good capital-growth signals tempered by weaker yield and affordability readings; the sub-score breakdown is important when choosing a strategy.
Learn how the RCS™ is built, or open Annerley in HtAG Copilot to explore the score and sub-scores in detail.
Forward signals to watch
The vacancy rate — currently 0.99%: sustained vacancy under 1% over 12–24 months implies a tight rental market, upward pressure on rents and limited options for incoming tenants.
The building approvals ratio — currently 0.12%: a low approvals ratio signals a muted new-supply pipeline, supportive of price growth but also a constraint on future rental stock.
The Brisbane cycle phase: a city-wide upswing would likely amplify Annerley’s momentum, while a broader Brisbane slowdown would temper local demand and price growth.
Does this area meet your investment goals?
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RCS Breakdown
Annerley's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
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Critical to know
Market Trends
Annerley's headline values — $1,496K to buy and $782PW to rent, a 2.71% gross yield. Over the past decade, prices have moved 106.59% and rents 67.88% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$1,496K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$782PW today, with rent growth at (+5.94% YoY) compared to price growth (+10.22%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Annerley in its cycle - and is the 2.71% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Annerley's long-hold story?
Beyond the headline price, Annerley carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Annerley's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Fundamentals
Annerley can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Annerley genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Annerley prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Annerley - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Annerley looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Annerley's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Annerley has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Annerley shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Annerley has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
The total adult population (15 years or older) of Annerley 4103 QLD is 10,374, with a median age of 33. Of those, 31.05% are married, 11.11% are divorced or separated, 55.57% are single and 2.20% are widowed.
The average household size is 2.2 people per dwelling, and the median household monthly income is estimated to be $9,744. The median monthly mortgage repayment for households in this suburb is $2,000 which is 20.53% of their earnings.
Source: ABS Census Data (2021)