Capital City House Rents Rise Again in April 2026

House rents rose in most capitals in April, with Hobart up 3.2% and Sydney reaching $835 a week, as vacancy rates stay below 1.5%.

House Rents Kept Rising in April Despite Seasonal Softness

Rental conditions across Australia's capital cities continued to tighten in April 2026, with house rents climbing in most capitals despite the reduced demand typical of the lengthy April holiday period. Property Update [reports](https://propertyupdate.com.au/home-rents-continuing-to-rise-over-april-my-housing-market-rent-report/), citing analysis from chief economist Dr Andrew Wilson of MyHousingMarket.com.au, that low vacancy rates have continued to predictably drive house rents higher across most markets.

Hobart was the standout monthly performer, with house rents rising 3.2% in April to reach $643 per week. Sydney climbed 1.8% to $835 per week, the highest median asking rent of any capital city. Melbourne rose 1.3% to $595 per week, the most affordable of the major capitals. Brisbane added 1.1% to reach $700 per week, and Adelaide edged up 0.4% to $650 per week.

Perth house rents held steady at $750 per week. Canberra fell 1.0% over the month to $723 per week, while Darwin dropped 2.2% to $775 per week — though both cities remain elevated on an annual basis, with Darwin up 10.7% year-on-year and Canberra up 3.2%.

Looking at annual performance, Hobart leads all capitals at 11.7% growth over the year, followed by Darwin at 10.7%, Brisbane at 7.7%, and Perth at 7.1%. Sydney is up 4.4% over the year, Adelaide up 2.6%, and Melbourne up just 0.8%.

Vacancy rates tell the story behind the rent rises. Every capital city sits below 1.5%, with Darwin at just 0.2%, Hobart at 0.5%, and Brisbane, Perth, and Adelaide all at or below 0.9%. Sydney's vacancy rate is 1.1% and Melbourne's is 1.2%. These are extremely tight conditions that leave renters with little negotiating power and virtually no buffer from new supply.

Unit Markets Pulled Back — but Annual Gains Hold Up

Unit rents moved differently in April, with most capitals recording monthly falls that Dr Wilson attributes to reduced seasonal demand during the holiday period.

Sydney was the exception, with unit rents rising 1.9% to reach $815 per week — the highest of any capital city and notably above house rents in several other markets. Canberra edged up 0.6% to $596 per week. Adelaide and Perth were steady at $550 and $700 respectively. Hobart, Melbourne, Brisbane, and Darwin all fell on a monthly basis — down 1.0%, 1.7%, 1.9%, and 2.0% respectively.

Annual unit rent growth remains positive across most capitals despite the April softness. Sydney leads at 8.7%, followed by Perth at 7.7%, Darwin at 6.4%, Hobart at 4.0%, Adelaide at 3.8%, and Canberra at 3.2%. Melbourne is the sole exception, with unit rents down 1.7% over the year. Unit vacancy rates rose slightly in most cities over April but all capitals bar Canberra remain well below 2.0%; Canberra at 2.3% is the only market showing a degree of meaningful relief.

What This Means for Renters and Potential Buyers

Dr Wilson notes that the structural drivers of rent growth remain firmly in place through 2026. While migration growth has continued to slow and first home buyer activity has picked up — partly driven by government policies — this has been offset by a fall in new housing supply, keeping vacancy rates extremely low and generating consistent upward pressure on rents.

For renters, the data is sobering. With vacancy rates at or below 1% in Brisbane, Perth, and Adelaide, and sub-1.5% virtually everywhere else, meaningful rent relief in the near term looks unlikely. Annual house rent increases of 7–12% in cities like Hobart, Darwin, Brisbane, and Perth are compressing the ability of renters in those markets to save a deposit while covering rising weekly costs.

That dynamic is shifting the cost comparison between renting and owning. In markets where weekly house rents have risen sharply, the monthly cost of servicing a mortgage at today's rates is becoming more competitive for borrowers who can access the deposit. Use our [repayment calculator](/calculators/repayment) to compare what a mortgage repayment would look like against your current rent — many renters in Brisbane and Perth are surprised how close the numbers are.

For those approaching the deposit threshold, the [first home buyer hub](/home-loans/first-home-buyer) has current information on government home buying policies, stamp duty concessions, and what lenders are offering for buyers with smaller deposits. To understand how much you can borrow given today's cash rate of 4.35%, the [borrowing power calculator](/calculators/borrowing-power) gives a real-time estimate based on your income and expenses.

For property investors, the rental income picture in cities like Darwin (up 10.7% annually), Hobart (up 11.7%), and Brisbane (up 7.7%) points to strong growth in rental returns over the past year. The [investor home loan hub](/home-loans/investor) has current rate options and loan structures suited to landlords in today's environment.

Ongoing low vacancy rates are set to generate higher rents well into 2026. For renters who are able to explore the transition to ownership, the case for doing so is as strong as it has been in years.