Apartment Bedroom Mix 2023–2025
Brisbane’s inner-city apartment pipeline has shifted noticeably in just a few years, and the mix of bedrooms gives us a clue to a bigger problem: the size of the homes being delivered. In 2023, around 40% of new supply was three-bedroom apartments. By 2025, that share has fallen to just a quarter, while smaller formats — studios and one-bedders — have grown from 13% to 22%. Two-bedroom stock has held steady at about half of all upcoming apartments.
On paper, this looks like a simple rebalancing, but in reality it reflects a deeper trend. Developers are leaning into smaller apartments because they’re cheaper to build and sell at price points more palatable in today’s market. Rising construction costs and tighter feasibility margins make larger, family-sized apartments harder to deliver. The correlation is clear: as smaller apartments increase, the overall average size of inner-city homes is shrinking.
This raises a bigger question for Brisbane. If the bulk of new stock is made up of one- and two-bedders, where does that leave growing families, downsizers, or professionals who want more space without leaving the inner 5 km? The current pipeline points to a city that risks undersupplying larger apartments, which are vital for a balanced, sustainable housing market.
Source: Cordell Connect & Place Advisory
At Place Advisory, we specialise in market research that cuts through these challenges. By drawing on detailed supply data and buyer insights, we help developers shape projects that not only meet demand but also align with best practice in product design, positioning, and pricing. Our approach ensures that developments are commercially viable while delivering the kind of housing mix Brisbane genuinely needs.
Looking ahead, the challenge will be not just delivering enough apartments, but ensuring the mix of sizes reflects the diversity of people who actually want to live here. With population growth and the 2032 Olympics adding more pressure, the shape of Brisbane’s inner-city housing market is as important as the sheer volume of supply. Project's in-house research arm Place Advisory is well versed in consultancy with regards to mixes, types, floor plates, general development, pricing analysis and much more.