Buying a Unit vs a House in East Brisbane, QLD: What Lenders Actually Check

If you're weighing up a unit against a house in East Brisbane, QLD, the decision isn't just about square metres or a backyard. It changes how lenders assess your application, how much deposit you need, and which government schemes are actually within reach. The two property types sit in different lending categories, and the differences matter before you make an offer.

In this part of Brisbane, the gap between a house and a unit is significant. House medians across the approved suburbs range from around $1,317,500 in Salisbury to $2,340,000 in Hawthorne, according to CoreLogic data. Unit medians open up a different set of suburbs entirely, with Woolloongabba sitting at $785,000 and West End at $920,000. That spread changes what's possible depending on your deposit, your income and the schemes you're eligible for.

At AE Finance Solutions, our team works with buyers across East Brisbane, QLD on exactly this kind of decision, comparing structures and lender options across 60+ lenders. The apartment home loan side of it is where the lender differences show up most clearly, and getting in front of the right lender early changes the outcome.

Does it actually matter whether you buy a unit or a house in East Brisbane?

Yes, and the difference shows up in the lending assessment before it shows up anywhere else. A house on a standard residential block is assessed as a standard residential loan. A unit, depending on its size, its postcode and how many other units are in the same complex, may face a reduced maximum LVR, a narrower lender panel, or conditions that don't apply to houses at all. The property type doesn't just affect what you can afford. It affects which lenders will look at the file and on what terms.

How do lenders assess a unit differently from a house?

The most important variable for units is internal living area. Most mainstream lenders require a minimum of 50 square metres, excluding balconies, car spaces and storage. Below that threshold, fewer lenders will consider the property, and those that do may cap the LVR at 70% to 80%, meaning a larger deposit is required regardless of your income or credit position.

High-density postcode restrictions add another layer. Some lenders apply tighter LVR caps or limit total exposure in postcodes where apartment supply is concentrated. Woolloongabba, Kangaroo Point and West End are among the highest-volume unit markets in East Brisbane and can trigger these restrictions at some lenders, even on well-sized apartments.

Company title and leasehold title units face an even narrower panel than strata-titled ones. If you're looking at an older building without a body corporate structure, the lender list shortens further.

Houses, by contrast, sit in straightforward residential territory. The valuation is simpler, the lender pool is larger, and conditions like size floors and density caps simply don't apply.

What does the deposit gap look like between units and houses in East Brisbane, QLD?

CoreLogic data shows the spread is substantial. House medians across the 20 surveyed East Brisbane suburbs range from $1,317,500 in Salisbury and $1,420,000 in West End through to $2,040,000 in Balmoral and $2,340,000 in Hawthorne. At a 20% deposit, the entry cost on a house runs from roughly $263,500 to well over $450,000, before stamp duty and buying costs.

Units change that picture significantly. Woolloongabba sits at $785,000, Greenslopes at $821,000, Norman Park at $840,000 and Kangaroo Point at $875,000. A 20% deposit on a Woolloongabba unit is around $157,000. At 10%, it's closer to $78,500, plus costs.

The three main deposit routes worth comparing:

• › 5% Deposit Scheme (First Home Guarantee): 5% deposit · no LMI · price cap $1,000,000 · covers unit stock under cap in most suburbs, but no East Brisbane house median sits under the cap
• › Standard loan at 10% deposit: LMI applies · no price cap · works for units and houses · LMI on a $785,000 unit at 90% LVR is approximately $14,000
• › 20% deposit, no LMI: full lender panel · no size or density conditions triggered by LVR · realistic for units in the lower-median suburbs, very difficult for houses across the board

Source: CoreLogic (via YIP, mid-2026) and Housing Australia.

Get in touch Need help buying a unit or house in East Brisbane? We're a local team who understand how lenders actually assess your situation, not just your rate. We'll compare your options across 60+ lenders to find the right fit. Chat to Our Team Call 0422 868 524

What government schemes can unit and house buyers use in East Brisbane, QLD?

The $1,000,000 price cap that applies across every East Brisbane postcode under the First Home Guarantee and the Family Home Guarantee is the defining number here. Every house median in the surveyed set sits above it. That means first home buyers using either scheme are, in practice, buying units.

The schemes worth knowing:

• › First Home Guarantee: 5% deposit, no LMI, no income test. Price cap $1,000,000. Covers unit stock in Woolloongabba, Greenslopes, Norman Park, Cannon Hill and most other approved suburbs.
• › Family Home Guarantee: single parents, 2% deposit, no LMI. First home buyer status not required. Same $1,000,000 cap applies.
• › Queensland First Home Owner Grant:$30,000 for a new home never previously occupied, valued under $750,000. No East Brisbane suburb has a house or unit median under that threshold, but off-the-plan unit purchases in a new development can qualify where the contract price comes in under $750,000.
• › Help to Buy (federal shared equity): up to 40% government equity for a new home, 30% for existing. Income cap $103,000 single, $165,000 joint or single parent. Price cap $1,000,000. Units are the realistic purchase under this cap.
• › Boost to Buy (Queensland shared equity): South East Queensland allocations are currently exhausted. Not available to an East Brisbane buyer at this time. Federal Help to Buy is the live shared-equity pathway.

Bulimba units at $1,220,000 and Hawthorne units at $1,010,000 sit above the cap, so scheme eligibility is not uniform even across units. Check the specific suburb before assuming a scheme applies.

Source: Housing Australia and Queensland Revenue Office.

When does buying a unit not make sense in East Brisbane?

Units are the more accessible entry point for most first home buyers in East Brisbane, QLD, but they're not always the right structure. If your goal is long-term capital growth, the historical pattern across Australian capital cities has favoured detached houses over units, particularly in high-density markets where new supply competes with your resale value. That pattern isn't guaranteed to hold, but it's a real consideration for a buyer with a long horizon.

If you're buying as an owner-occupier and plan to stay for more than five to seven years, the lifestyle trade-offs of a unit compound over time: strata fees, body corporate decisions you don't control, and limits on what you can renovate. A buyer stretching to a unit in an established suburb like Morningside or Cannon Hill may find the same budget buys a house in a suburb like Salisbury at $1,317,500 that gives more flexibility over time.

For most first-time buyers, a unit is the right first step. If the deposit is genuinely there for a house, and the loan services comfortably, doing the comparison properly before committing is worth the conversation.

How do mortgage brokers help buyers choose the right structure in East Brisbane, QLD?

The lender choice decides more here than most buyers realise. Three policy differences shift the outcome significantly depending on whether you're buying a unit or a house.

• › Minimum floor area: some lenders draw the line at 40 sqm for capital-city units; others hold firm at 50 sqm. That single policy difference can determine whether a particular apartment is financeable at all.
• › Postcode density caps: lenders that limit LVR in high-supply postcodes differ in which postcodes they flag. A unit in Woolloongabba that one lender finances at 90% LVR, another may cap at 80% on the same application.
• › Scheme compatibility: not every lender participates in the First Home Guarantee or Help to Buy. Matching your scheme eligibility to a participating lender who will also finance your specific unit is the core of the work.

Whether the right lender for your situation is among the options depends on your circumstances and which lenders your broker has access to, which is worth a conversation before you start inspecting.

What approval challenges come up when buying a unit in East Brisbane?

Where unit buyers run into difficulty:

• › Floor area below 50 sqm: the lender panel narrows sharply, and LVR caps tighten. A 42 sqm apartment that valuers would assess at market value may still only be financeable to 70% at the lenders willing to look at it.
• › Valuation at completion (off the plan): for off-the-plan purchases, the lender values the property at completion, not at contract. If the market softens between signing and settlement, the valuation can come in below the contract price and the buyer covers the shortfall in cash.
• › Strata levies in serviceability: body corporate fees are treated as an ongoing commitment in the serviceability assessment. A high levy on a building with a pool, gym and concierge can meaningfully reduce your borrowing capacity.
• › Title type: company title and leasehold title units face a materially narrower lender panel than strata. Confirm the title type early, before you get attached to a property.

Frequently Asked Questions

Can I use the First Home Guarantee to buy a house in East Brisbane?

Not at current medians. The scheme's $1,000,000 price cap applies across all East Brisbane postcodes, and every surveyed house median in the area sits above it. The scheme is realistic for unit purchases in most approved suburbs.

Is a unit or a house better for an investment in East Brisbane?

Units typically offer higher rental yields and lower entry prices, while houses have historically delivered stronger capital growth. The right choice depends on your cash flow position, loan structure and how long you intend to hold, not on one metric alone.

What's the minimum unit size most lenders will accept?

Most mainstream lenders require at least 50 square metres of internal living area, excluding balconies and car spaces. A small number accept down to 40 sqm in capital-city locations, but on a narrower panel and with tighter LVR conditions.

Should I fix or stay variable when buying a unit vs a house?

The property type doesn't determine the rate structure. What changes the fixed-versus-variable decision is your timeline, whether you want to make extra repayments, and your view on rate movements. A broker can run both scenarios on your actual numbers before you commit.

How does stamp duty differ between a unit and a house in Queensland?

Transfer duty is calculated on the purchase price, not the property type. A first home buyer purchasing an established home under $700,000 pays no duty; the concession tapers between $700,001 and $799,999. No approved East Brisbane suburb has a house or unit median under $700,000, so most buyers face at least partial duty unless buying a new home.

Is a mortgage broker worth using when I'm choosing between a unit and a house?

A mortgage broker, every time. Lender policy on unit size, postcode density and scheme eligibility varies significantly across a 60+ lender panel. A broker identifies which lenders will assess your specific property and structure the loan around your deposit and scheme position before you apply.

Your Next Steps

The unit-versus-house decision in East Brisbane, QLD shapes your deposit requirement, your lender options and your scheme eligibility before you've even made an offer. Getting the structure right from the start means fewer surprises at valuation and a clearer path to approval.

The right lender for your situation depends on whether you're buying a unit or a house, and that's a conversation worth having before you sign. Talk to the AE Finance Solutions team or call 0422 868 524, and we'll compare your options across 60+ lenders.

Related article: Home Loans for Apartments and Units in East Brisbane.

About the author Abel Desta Director & Mortgage Broker, AE Finance Solutions Abel Desta is the Director and Mortgage Broker at AE Finance Solutions, an East Brisbane brokerage. Specialising in home finance, he helps first home buyers, upgraders and investors across the East Brisbane region. Abel is a credit representative (467836) of LMG Broker Services Pty Ltd (ACN 632 405 504), Australian Credit Licence 517192, and compares loans across a panel of 60+ lenders at no cost to the borrower. Meet Abel → LinkedIn

AE Finance Solutions, QLD, Australia. This is general information only - this article does not constitute financial advice. Please consider your own circumstances and seek professional advice before making any financial decisions.