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Updated Monthly
Median values and rental yields for all eight capitals and the regional markets of every state, with rent growth and vacancy for the capitals. Values are current to 31 October 2026 and vacancy to September 2026.
We use these figures every month to decide where to buy for clients. Values, yields and rent growth come from Cotality's Home Value Index. Vacancy and asking rents come from SQM Research. Each city links to its buyers agent page, where we list the suburbs we buy in.
Last updated 8 November 2026. Download the table as a CSV.
Cotality median house value, change and gross yield at 31 October 2026. Rent growth is Cotality's annual change in house rents. Vacancy is SQM Research for all dwellings, September 2026.
Swipe the table sideways for every column.
| City | Median house value | Month | 12 months | Gross yield | Rent growth, 12 months | Vacancy |
|---|---|---|---|---|---|---|
| Sydney | $1,438,090 | -1.9% | -10.8% | 3.1% | +4.6% | 1.8% |
| Melbourne | $906,067 | -1.0% | -8.9% | 3.6% | +4.4% | 1.9% |
| Brisbane | $1,111,530 | -2.0% | -0.2% | 3.5% | +6.7% | 0.9% |
| Perth | $982,146 | -1.7% | +3.9% | 4.0% | +7.6% | 0.6% |
| Adelaide | $977,551 | -1.2% | +3.7% | 3.5% | +6.3% | 0.6% |
| Canberra | $983,965 | -1.0% | -4.2% | 4.0% | +3.8% | 1.9% |
| Hobart | $796,892 | +0.6% | +5.6% | 4.3% | +9.0% | 0.5% |
| Darwin | $745,726 | +0.6% | +7.7% | 5.9% | +11.1% | 0.6% |
| Combined capitals | $1,079,706 | -1.6% | -5.3% | 3.5% | ||
| National | $962,515 | -1.4% | -3.0% | 3.7% | 1.4% |
Cotality median unit value, change and gross yield at 31 October 2026. Rent growth is Cotality's annual change in unit rents.
Swipe the table sideways for every column.
| City | Median unit value | Month | 12 months | Gross yield | Rent growth, 12 months |
|---|---|---|---|---|---|
| Sydney | $857,872 | -0.7% | -5.6% | 4.5% | +3.0% |
| Melbourne | $620,996 | -0.3% | -4.8% | 5.2% | +4.6% |
| Brisbane | $811,084 | -1.7% | +3.4% | 4.3% | +6.1% |
| Perth | $692,036 | -1.5% | +3.9% | 5.3% | +6.9% |
| Adelaide | $661,647 | -1.6% | +3.4% | 4.6% | +6.4% |
| Canberra | $586,571 | +0.3% | -2.3% | 5.4% | +1.7% |
| Hobart | $583,908 | -0.2% | +4.9% | 4.9% | +6.2% |
| Darwin | $485,887 | +0.5% | +13.9% | 7.5% | +11.7% |
| Combined capitals | $727,280 | -0.7% | -3.3% | 4.7% | |
| National | $717,150 | -0.8% | -2.2% | 4.7% |
Cotality median dwelling value, change and gross yield at 31 October 2026. Asking rent is SQM Research's combined house and unit rent for the week to 12 October 2026.
Swipe the table sideways for every column.
| City | Median dwelling value | 12 months | Gross yield | Asking rent a week | Vacancy |
|---|---|---|---|---|---|
| Sydney | $1,178,959 | -9.4% | 3.5% | $915.61 | 1.8% |
| Melbourne | $773,027 | -7.6% | 4.1% | $691.97 | 1.9% |
| Brisbane | $1,018,401 | +0.4% | 3.7% | $754.49 | 0.9% |
| Perth | $942,018 | +3.9% | 4.2% | $795.82 | 0.6% |
| Adelaide | $916,860 | +3.7% | 3.7% | $647.50 | 0.6% |
| Canberra | $844,400 | -3.7% | 4.4% | $686.22 | 1.9% |
| Hobart | $743,854 | +5.5% | 4.4% | $600.69 | 0.5% |
| Darwin | $641,873 | +9.7% | 6.4% | $735.35 | 0.6% |
| Combined capitals | $954,905 | -4.8% | 3.8% | $794.57 | |
| National | $884,855 | -2.8% | 3.9% | 1.4% |
Cotality's figures for each state outside its capital, at 31 October 2026. Cotality doesn't publish regional rent growth on this basis, and SQM's release covers the capitals only.
Swipe the table sideways for every column.
| Region | Median house value | Houses, 12 months | House yield | Median unit value | Units, 12 months | Unit yield |
|---|---|---|---|---|---|---|
| Regional NSW | $849,964 | +1.5% | 4.1% | $675,576 | +0.7% | 4.6% |
| Regional Victoria | $658,414 | +2.1% | 4.3% | $461,665 | +1.6% | 4.9% |
| Regional Queensland | $835,810 | +3.6% | 4.3% | $804,015 | +3.4% | 4.6% |
| Regional SA | $583,603 | +9.8% | 4.4% | $437,678 | +6.9% | 4.6% |
| Regional WA | $731,236 | +10.9% | 5.2% | $447,848 | +13.0% | 7.9% |
| Regional Tasmania | $637,458 | +9.1% | 4.4% | $497,831 | +14.2% | 4.8% |
| Regional NT | $468,145 | +8.0% | 7.8% | Not published | ||
| Combined regional | $769,510 | +3.5% | 4.3% | $663,466 | +2.8% | 4.7% |
A regional figure covers a whole state outside its capital, so it blends very different towns. Our location pages have the figures for the regional cities we buy in.
Rents have kept rising while values eased, so gross yields have climbed. Across the combined capitals the yield is 3.77%, the highest since May 2015 on Cotality's figures. An investor buying now pays less for each dollar of rent than at any time in more than eleven years. Our guide to what counts as a good rental yield puts these numbers in context.
Darwin has the highest gross yield of any capital at 6.4%, and the strongest annual growth at 9.7%. Units there rose 13.9% over the year and yield 7.5%. Rents rose 11.1% for houses and 11.7% for units, the fastest of any capital. Hobart and Darwin were the only capitals where values rose in October. More on the Darwin buyers agent page.
Hobart (0.5%), Perth, Adelaide and Darwin (0.6% each) and Brisbane (0.9%) all had less than 1% of rentals vacant in September on SQM's count. So a new rental in these cities has very few others to compete with. Sydney sat on 1.8%, with Melbourne and Canberra on 1.9%. The national rate was 1.4%.
Perth dwelling values are up 3.9% over twelve months and Adelaide's 3.7%. Including rent, the total return over the year was 8.0% in Perth and 7.5% in Adelaide. Values in both eased over the last three months. Perth buyers now have far more stock to choose from and more time to negotiate, and our Perth market update has the listings and selling times. The Perth and Adelaide pages list the suburbs we buy in.
Regional house values rose 10.9% over the year in WA, 9.8% in SA and 9.1% in Tasmania, against 3.5% across all regional markets. Regional WA units rose 13.0% and yield 7.9%. Regional NT houses have the highest house yield of any market Cotality reports, at 7.8%. See every market we buy in, capital and regional.
Median value is Cotality's modelled value of the middle home across all homes in the city, sold or not. It moves more smoothly than a median sale price, which only covers what sold that month. So a median value and a median sale price for the same city won't match.
Gross yield is a year's rent as a share of the value, before costs. A 4.0% yield on a $982,146 house is about $39,286 a year, or $755 a week. Rates, insurance, management and interest all come out of that, so the cash flow on a purchase is always lower. Our rental yield calculator works out both.
Vacancy is SQM Research's count of rentals advertised for three weeks or more, as a share of all rentals. Under 1% means tenants have very little to choose from. Cotality publishes its own vacancy measure, which runs higher than SQM's (2.3% nationally in October against SQM's 1.4% in September), so check which one a figure comes from.
Rent growth is Cotality's change in rents over twelve months. Asking rent is SQM's average advertised rent for the week, houses and units combined.
A city figure averages very different suburbs. Yields and growth vary a lot inside every capital, which is why we choose suburbs on their own numbers. Read capital growth vs rental yield for how we weigh the two.
Every figure is copied from those releases as published. We don't round or recalculate them. You're welcome to quote this table. Please credit Cotality or SQM Research for the figures, and link to this page so readers can find the latest month.
This is general information only and not financial advice. Speak to a qualified professional before making investment decisions.
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Darwin. Cotality puts Darwin's gross rental yield at 6.4% for all dwellings at 31 October 2026, with houses on 5.9% and units on 7.5%. Hobart and Canberra are next on 4.4% each. Sydney has the lowest at 3.5%, and 3.1% for houses. Across the combined capitals the yield is 3.77%, the highest since May 2015, because rents kept rising while values eased.
Hobart, on 0.5% in SQM Research's September 2026 figures. Perth, Adelaide and Darwin were on 0.6% and Brisbane on 0.9%, so five capitals had less than 1% of rentals vacant. Sydney (1.8%), Melbourne (1.9%) and Canberra (1.9%) had more rentals available. The national rate was 1.4%. SQM counts a rental as vacant once it has been advertised for three weeks or more.
The national median house value was $962,515 at 31 October 2026 on Cotality's Home Value Index. Across the combined capitals it was $1,079,706, and across the regions $769,510. Sydney is the dearest capital at $1,438,090 and Darwin the most affordable at $745,726. These are modelled values for every house, not the middle of recent sales, so they move more smoothly than sale medians do.
Darwin. Its dwelling values rose 9.7% over the year to 31 October 2026, and 16.6% including rent. Hobart (5.5%), Perth (3.9%), Adelaide (3.7%) and Brisbane (0.4%) also rose. Darwin units did best of all, up 13.9%. Values fell over the year in Sydney (9.4%), Melbourne (7.6%) and Canberra (3.7%). Hobart and Darwin were the only capitals where values rose in October.
Regional Western Australia units, at 7.9% gross on Cotality's figures at 31 October 2026. Regional NT houses are close behind on 7.8%, the highest house yield of any market Cotality reports. Regional WA houses yield 5.2%. Across all regional markets the yield is 4.4%, against 3.8% for the combined capitals. Each regional figure blends many towns, so yields vary a lot from one regional city to the next.
Every month. Cotality publishes its Home Value Index on the first working day of each month, and SQM Research releases vacancy rates around the middle of the month. Australian Property Experts updates this page from both releases and shows the date each figure is current to, next to the source it came from. The full table can also be downloaded as a CSV file.
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