Gabba's Future: Woolloongabba Outlook After 2032 Olympics
The Gabba will be demolished after the 2032 Olympics. Discover how Woolloongabba’s redevelopment could impact property values and rental demand.
The Gabba will be demolished after the 2032 Olympics. Discover how Woolloongabba’s redevelopment could impact property values and rental demand.
In March 2025, the Queensland Government confirmed a major shift in its Olympic planning: instead of spending billions to rebuild the Gabba, Brisbane will build a brand-new 63,000-seat stadium at Victoria Park, just two kilometres north of the CBD . This decision came after months of debate and an independent review, with the Premier declaring that “the Games must be held at a new stadium at Victoria Park… any other choice would have meant placing the government’s interests ahead of the interests of Queensland.”
For the Gabba, this was the turning point. The iconic venue — home to cricket and AFL for more than a century — will see out its remaining years through to the 2032 Olympics. It is expected to host AFL seasons right up until the Games and could even stage Olympic cricket, if the sport remains on the program. That would make a fitting “swansong” before the stadium closes its doors .
After the Closing Ceremony in 2032, demolition of the Gabba is scheduled to begin. In its place, the site will be reborn as the Gabba Entertainment and Housing Precinct — a massive urban renewal project delivering thousands of new homes, retail and dining, and public open space . Rather than leaving a mothballed stadium behind, Brisbane is following the global best practice of converting Olympic venues into long-term community assets.
Importantly, Woolloongabba won’t lose all its entertainment drawcards when the Gabba goes. The planned “Brisbane Live” indoor arena has been relocated to the nearby GoPrint site, just across the road. This new arena is expected to seat around 15,000 and host concerts, basketball, and events — ensuring the suburb remains a lively hub even without a 42,000-seat cricket ground .
For landlords and investors, the headline is clear: the Gabba’s days as a stadium are numbered, but its legacy will be a large-scale mixed-use precinct that could redefine Woolloongabba’s property market for decades.
With the Gabba’s demolition confirmed after 2032, the State Government has already moved to fast-track a vision for Woolloongabba’s next chapter. At the centre of this is the Woolloongabba Priority Development Area (PDA), a 10-hectare site earmarked to transform into a high-density residential and entertainment hub. Planning documents show capacity for up to 16,000 new homes, alongside retail, dining, and landscaped public space. This scale of redevelopment effectively extends Brisbane’s inner-city footprint, shifting Woolloongabba from a sports-dominated precinct to a year-round lifestyle destination.
A key catalyst for the area is the Cross River Rail (CRR) station, due to open in 2026 right beside the old stadium site. Originally built to manage game-day crowds, the new station is now perfectly timed to serve thousands of future residents and businesses. It will link Woolloongabba directly to the CBD, Brisbane Airport, and the Gold Coast line — making it one of the best-connected pockets of the city. Improved accessibility is expected to drive both rental demand and long-term buyer appeal.
The government’s vision isn’t limited to housing. The shift of the Brisbane Live arena to the GoPrint site ensures the suburb retains an event venue while freeing up the Gabba land for mixed-use development. Local heritage has also been considered: the East Brisbane State School, once under threat from Gabba redevelopment plans, will now remain in place, easing community concerns.
In short, Woolloongabba’s future blueprint balances density, lifestyle, and connectivity. The combination of thousands of new dwellings, a major transport interchange, and a dedicated entertainment precinct makes this PDA one of Brisbane’s most ambitious urban renewal projects to date. For property owners, it signals both significant opportunity and a changing tenant and buyer profile in the years ahead.
Understanding the sequence of events is key for anyone holding property in or around Woolloongabba. The next decade is mapped out by several milestones that will reshape the suburb step by step.
2025–2028: Planning and early delivery
2029–2032: Olympic lead-up and the Gabba’s final years
2033 onwards: Demolition and staged redevelopment
Key takeaway: The Woolloongabba story isn’t a single event but a rolling transformation. Owners who plan with this timeline in mind — leveraging demand peaks (e.g. CRR opening, Olympic tourism) and navigating disruption years (e.g. demolition, heavy construction) — will be best positioned to capture long-term gains.
Woolloongabba’s property outlook isn’t just about one stadium coming down — it’s about the convergence of infrastructure, lifestyle upgrades, and demographic shifts that will underpin demand well beyond the 2032 Olympics.
1. Infrastructure as the anchor
Infrastructure is the number one driver of property demand, and Woolloongabba has billions flowing in. The Cross River Rail station (2026) will connect directly to the CBD, Brisbane Airport, and the Gold Coast line, placing Gabba residents just minutes from key employment and lifestyle hubs. Add to this new pedestrian bridges, road upgrades, and the Olympic precinct works, and the suburb will be one of the best-serviced inner-city locations in Brisbane. Improved transport typically translates into higher rents and stronger resale values.
2. The ‘Olympic effect’ on property prices
History shows that Olympic cities experience outsized property growth around venue precincts. In Sydney, suburbs near Homebush saw house prices climb nearly 80% in the decade leading up to the 2000 Games, and still rose double-digits annually in the five years after. Analysts expect a similar uplift for Brisbane’s Olympic suburbs, with some predicting Woolloongabba prices could double by 2032. That kind of compounding growth is ambitious, but not unrealistic given the depth of new infrastructure and global spotlight coming to Brisbane.
3. A changing demographic profile
Woolloongabba has been steadily gentrifying over the past decade. Once dominated by more affordable buyer groups, it’s now attracting professionals — lawyers, doctors, engineers, and executives — who value proximity to the CBD, the hospital precinct, and the dining scene. The redevelopment of the Gabba site into 16,000 new dwellings will accelerate this trend, creating a high-density community of young professionals, downsizers, and investors. For landlords, this means strong demand for modern apartments with lifestyle-focused amenities like gyms, co-working spaces, and rooftop entertainment.
4. Permanent activity replacing periodic crowds
One of the criticisms of stadium-centric precincts is that they thrive only on game days. By replacing the Gabba with housing, retail, and year-round venues like the new Brisbane Live arena, Woolloongabba will benefit from permanent foot traffic and economic activity. That’s good news for landlords, as vibrancy in a precinct tends to support both stronger rental yields and sustained capital growth.
Bottom line: Woolloongabba’s demand story isn’t tied to sport alone — it’s about connectivity, lifestyle, and the Olympic legacy reshaping the suburb into a true inner-city hub.
No urban transformation is smooth sailing. While the long-term outlook for Woolloongabba is bullish, landlords and investors should prepare for some bumps along the way — and plan how to mitigate them.
1. Construction disruption
From 2026 onward, the suburb will experience near-continuous building activity: the Cross River Rail finishing works, Olympic preparations, and later the Gabba’s demolition and precinct construction. Expect noise, traffic congestion, and a rotating skyline of cranes. For landlords, this can temporarily soften rental appeal if tenants feel the disruption outweighs the convenience.
How to hedge: Invest in noise-reducing upgrades (double glazing, air conditioning) and market to tenants who prioritise connectivity and new-build amenities over peace and quiet.
2. Local business turnover
When Perth’s Subiaco Oval closed, pubs and shops reliant on game-day crowds struggled until redevelopment projects brought new residents in. Woolloongabba’s sports bars and event-driven businesses may face a similar dip once AFL and cricket move to Victoria Park.
How to hedge: For property investors, this is less about retail tenancy risk and more about understanding that short-term softness in the local vibe could affect rents. Keep an eye on the Brisbane Live arena’s progress, which will reintroduce steady visitor traffic to the suburb.
3. Oversupply risk
The planned 16,000 new homes is a huge number — roughly the equivalent of creating an entire new suburb. If released too quickly, it could weigh on apartment prices and rental yields. Market absorption depends on staging, Brisbane’s population growth, and broader economic conditions.
How to hedge: Focus on quality and differentiation. Boutique or character properties, well-renovated townhouses, or apartments with unique features often outperform in crowded markets. Short-term letting may also bridge demand gaps during construction-heavy years.
4. Policy and planning shifts
Priority Development Areas (PDAs) can change quickly as governments adjust to housing and affordability pressures. Inclusions like affordable housing quotas or tighter design standards may affect yields for developers and investors.
How to hedge: Stay close to planning updates. Landlords considering redevelopment should watch consultation periods and align DA submissions with the most favourable zoning and density rules.
5. Timing risk
The Olympics timeline is fixed — but major infrastructure projects can face delays or cost blowouts. A slower rollout would mean longer disruption and a later payoff.
How to hedge: Adopt a long-term view. Investors with a 10–15 year horizon are better positioned to ride out temporary setbacks than those banking on quick gains.
Bottom line: The risks are real, but they are also manageable. With proactive planning — and by learning from precedents in Perth and Adelaide — landlords can hedge short-term volatility and still capture Woolloongabba’s long-term uplift.
Big-picture forecasts are useful, but landlords need to translate them into day-to-day decisions. Here are four practical strategies to consider as Woolloongabba evolves.
If you already own property in the suburb, the simplest play is to hold through the transformation and maximise rental returns. With Cross River Rail opening in 2026, tenant demand is expected to spike — particularly from professionals commuting to the CBD or hospitals. Short-term rentals (Airbnb) may also benefit in the Olympic lead-up years, when visitor demand rises.
Action step: Upgrade listings to highlight connectivity and modern amenities. Consider furnishing rentals to capture higher-yield short-term demand around 2026–2032.
The demographic shift is clear: Woolloongabba is attracting higher-income professionals and downsizers seeking convenience. Properties that offer light-filled layouts, high-quality finishes, and lifestyle features (secure parking, air conditioning, balconies) will rent faster and command premium prices.
Action step: Focus renovations on kitchens, bathrooms, and soundproofing. These are the features tenants value most in dense urban precincts.
With the PDA unlocking higher density, existing landowners may find themselves sitting on redevelopment opportunities. Even small-scale projects like dual occupancies, townhouses, or boutique apartment builds could become more viable under updated zoning.
Action step: Monitor PDA planning updates. If your block falls within higher-density zones, consider engaging a planner to scope development potential before the market fully prices it in.
For some owners, the goal is not to hold forever but to sell at the right time. The next decade will see multiple “value peaks” — such as the opening of the Cross River Rail station, Olympic hype in 2031–32, and the launch of the Gabba precinct stages.
Action step: If considering an exit, align sales campaigns with major milestones that boost buyer sentiment. Selling too early may leave money on the table, while selling too late (during peak construction disruption) could dampen returns.
Bottom line: The landlords who will do best in Woolloongabba aren’t just those who hold property — but those who actively adapt their strategy to the suburb’s evolving profile. Whether it’s optimising rentals, renovating for professionals, scoping redevelopment, or timing a smart exit, proactive planning will separate the winners from the rest.
The core debate for landlords is whether Woolloongabba’s massive redevelopment will dilute property values through oversupply and disruption, or whether it will elevate the suburb into one of Brisbane’s most desirable precincts. The truth is likely a mix — short-term volatility, followed by long-term growth.
Woolloongabba core (stadium footprint & CRR walkshed)
This is ground zero for the 16,000 new dwellings. In the early years (2033–2038), the sheer scale of construction may weigh on rents and resale values. Oversupply is a genuine risk if too many high-rise projects launch at once. But history shows that once amenities, transport and lifestyle options bed in, precincts like this become magnets for professionals and downsizers. Think South Bank in the 1990s: chaotic during development, but now one of Brisbane’s most premium addresses. Long-term, Woolloongabba core is likely to be more valuable and more popular than it ever was with a stadium.
East Brisbane & Kangaroo Point
These suburbs act as the “release valve.” If Woolloongabba experiences temporary oversupply, East Brisbane and Kangaroo Point benefit from spillover demand. They won’t face the same level of construction disruption but will still share in the uplift from better transport, bridges, and retail. In pricing terms, this makes them safer plays in the short run, with steady appreciation and strong rental demand.
Dutton Park & Buranda fringe
These areas won’t see the same density spike but will feel uplift from proximity. They’re well positioned to capture tenants who want connectivity and affordability without the premium price tag of Kangaroo Point or the noise of Gabba redevelopment. Supply here will stay relatively stable, which underpins values.
North-of-river: Herston, Spring Hill & Bowen Hills
On the other side, the new Victoria Park stadium will drive its own wave of development. These suburbs will attract investors and residents looking for proximity to the new sporting and entertainment hub. For landlords, this is a parallel opportunity: if you’re concerned about oversupply in the Gabba core, diversifying into the northside Olympic precinct provides balance.
So, will prices hold or fall?
Bottom line: Supply will be high, but so will demand. If Brisbane’s population growth continues on trend, the Gabba precinct’s disruption phase will be a blip on the way to Woolloongabba becoming one of the city’s most desirable and valuable addresses.
Will the Gabba definitely be demolished?
Yes. The Queensland Government has confirmed the Gabba will host its final events during the 2032 Olympics before being demolished to make way for a new housing and entertainment precinct.
How many new homes are planned?
Planning documents for the Woolloongabba Priority Development Area (PDA) allow for up to 16,000 dwellings on and around the Gabba site, staged over 10–20 years.
Won’t that much new supply drag down prices?
In the short term, it might. When thousands of apartments hit the market quickly, oversupply can soften rents and sales values. However, the scale of new transport links, retail, and public amenities means demand is expected to catch up — and Woolloongabba should outperform in the long run once the precinct matures.
So is Woolloongabba property still a good investment?
Yes, if you take a long-term view. Investors should expect some volatility during demolition and construction (mid-2030s) but the suburb is widely forecast to become one of Brisbane’s most connected and modern inner-city hubs. Think of it like South Bank’s transformation: disruptive at first, but now highly sought after.
When does Cross River Rail open and why does it matter?
The Woolloongabba Cross River Rail station is due to open in 2026. It will directly connect the precinct to the CBD, airport, and Gold Coast line. Improved transport is expected to boost rental demand and property values even before the Gabba’s redevelopment begins.
Will Woolloongabba still have an entertainment scene without the stadium?
Yes. The “Brisbane Live” indoor arena (around 15,000 seats) is being built nearby on the GoPrint site. Combined with retail and dining in the new precinct, Woolloongabba will retain a strong entertainment identity year-round.
What’s the bottom line for landlords?
Expect moderate growth leading up to 2032, a possible soft patch during heavy construction, and then a strong uplift as the Gabba precinct emerges as a modern, high-density lifestyle destination. Holding through the cycle — or timing renovations and sales around key milestones — is likely to deliver the best returns.
The Gabba’s future is no longer tied to sport. By 2033, the stadium that defined Woolloongabba for more than a century will be gone — replaced with one of Brisbane’s most ambitious urban renewal projects. For landlords, that change isn’t something to fear; it’s something to plan around.
The suburb’s fundamentals are strong:
But timing matters. Owners should expect:
Decision framework for landlords:
Woolloongabba’s story is shifting from game-day crowds to year-round residents. For property owners who plan with that in mind, the Gabba’s farewell isn’t an ending — it’s the start of a new growth cycle.
Discover how to boost income and simplify property management with expert tips.
Contact Us