Southeast Queensland (SEQ) has undergone one of the most profound demographic pivots in the country since 2019, shaping housing demand across the region.
Population flows have influenced who lives where, the types of homes we need, and the pace of price and rental growth across each local market.
Across the six years from 2018–19 to 2023–24, the 12 local government areas (LGAs) in the SEQ region grew by almost 400,000 people, adding an average of 1200 residents per week, and nearly 2000 per week in 2023-24 alone.
The mix of domestic and overseas migration has differed sharply across the region, creating two different housing market dynamics.
Domestic and overseas migration have distinct effects on the Southeast Queensland housing market
Looking at the data across the 12 LGA of the SEQ region — Brisbane, Gold Coast, Sunshine Coast, Moreton Bay, Logan, Ipswich, Redland, Noosa, Toowoomba, Somerset, Scenic Rim and Lockyer Valley — one insight stands out clearly.
Areas that attracted more domestic movers recorded stronger house price growth, while the regions that drew more overseas migrants experienced the biggest increases in median advertised rents, particularly for units.
These population flows and migratory patterns — net interstate migration (NIM) heavy versus net overseas migration (NOM) heavy — have become the defining feature of the SEQ housing landscape since 2019.
A region transformed by migration
While population growth has eased modestly from its 2022–23 peak, SEQ’s expansion remains well above pre-pandemic levels.
But the composition of that growth — who is moving — matters even more.
Domestic migration (NIM) surged in SEQ’s value corridors Logan, Ipswich, Moreton Bay and the Sunshine Coast – areas offering relative affordability, space, and lifestyle.
Source: PropTrack, ABS
Meanwhile net overseas migration (NOM) has been concentrated overwhelmingly in Brisbane and the Gold Coast LGAs, with students, skilled arrivals and young professionals settling in these global cities.
This divergence has shaped housing demand across the SEQ region.
Source: PropTrack, ABS
Domestic magnets see strong home price growth
We compared house price growth (2019–2025) with domestic migration intensity (where intensity is migrants per 1000 residents since 2018 using 2018 ERP as the base).
A modest positive correlation reveals local and interstate movers have driven the strongest detached house price growth across SEQ.
Source: PropTrack, ABS
LGAs with the strongest cumulative domestic inflows since 2018 — Ipswich, Logan, Moreton Bay and the Sunshine Coast — have also recorded some of the largest increases in median house prices.
This is because domestic migration is dominated by families and upgraders. Sydney and Melbourne have dominated interstate migration into Queensland since 2019, followed by regional NSW and regional VIC.
These domestic movers are more likely to buy than rent, seeking relative value, and many are looking for more space, larger blocks and detached homes.
Ipswich, Logan, Sunshine Coast, and Moreton Bay represent lifestyle and affordability corridors where buyers have been seeking value and larger homes. This sustained buyer demand has pushed house prices markedly higher since 2019.
Overseas arrivals fuel unit pressure
We also examined the relationship between overseas migration intensity (NOM per 1,000) and rent growth.
While domestic movers have reshaped some SEQ regions, overseas migration has reshaped others.
Areas that attracted more overseas migrants have experienced faster increases in unit rents.
Source: PropTrack, ABS
Brisbane and the Gold Coast are now SEQs NOM-dominant markets. These LGAs have seen rapid increases in unit rents.
Overseas arrivals disproportionately rent when they first settle, and tend to cluster near universities, hospitals, transit and CBD employment. In Brisbane and the Gold Coast, NOM flows surged to record levels in 2023–24 aligning with rental markets tightening to historic lows.
By contrast, NOM has almost no correlation with house rent growth, and a negative correlation with unit price growth highlighting that NOM primarily works to shape rental demand.
A two-pronged SEQ market
It's clear different migration drivers create different housing pressures. Domestic movers have driven the surge in detached house prices, while overseas arrivals have driven the sharp rise in rents, particularly for units.
Net overseas migration in Southeast Queensland has been concentrated in the Gold Coast and Brisbane LGAs. Picture: Getty
This is not just a COVID phenomenon, it’s a shift shaping SEQ’s housing needs.
Looking ahead
As SEQ prepares for just under a decade of growth ahead of the Brisbane 2032 Olympics, understanding these forces will be critical for planning housing supply, infrastructure, and the future shape of the region’s neighbourhoods.
SEQ is evolving into a multi-centred region with diverse demand drivers. Global city dynamics in Brisbane and the Gold Coast precipitate high net overseas migration, tight rental markets, strong unit demand.
Regions with a larger domestic base will continue to need family-suitable homes, townhouses and new land supply. While NOM-heavy regions require more rental supply, build to rent, student housing, higher density approvals, and housing around education and health precincts.
Understanding these migration channels is critical, as these forces shape not just who buyers and renters are, but what types of homes they want.
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