Two homes in the same suburb can be a long way apart. One has a car space, air conditioning and a landlord who fixes things. The other is a third-floor walk-up with a broken dishwasher. If you're going to point to "similar places" when you reply to a rent increase, they need to be similar in the ways that affect rent.
This matters beyond the conversation with your property manager. If a Queensland rent increase ends up at QCAT, the first item on the list the tribunal must consider is "the range of market rents usually charged for comparable premises". That applies whether it's an increase notice during your agreement (s 92(5)) or a higher rent in a new agreement you've signed (s 71(6)). It also weighs the size of the increase, the state of repair, the length of the tenancy and the time since the last increase.
None of this predicts what an owner or the tribunal will do, but it keeps weak evidence out of what you send.
The checklist
For each place you're comparing with yours, write down:
| Check | Why it matters |
|---|---|
| Location: same building, same street or same suburb, and how far | Rent can change a lot over a few kilometres |
| Type and size: unit, townhouse or house; bedrooms, bathrooms; floor area if listed | A two-bed unit and a two-bed townhouse aren't the same product |
| Parking: none, street, secure, one or two spaces | A secure space can make a noticeable difference to rent in inner Brisbane |
| Inclusions: air conditioning, dishwasher, laundry, furnished or not | Each one is part of what the rent pays for |
| Condition and age: renovated, original, known problems | QCAT weighs state of repair for your place too |
| Date you saw it: the listing date, or when you inspected | Last month's listing is better evidence than last year's |
| Asking or agreed: advertised price, or a rent someone actually signed for | An asking price is what an owner hopes for |
| Still available? | If it's gone, all you've learnt is what it was advertised at |
Leave a box blank rather than guessing. "Parking: not stated" is honest. "Parking: probably" is the kind of thing that gets picked apart.
Three fictional alternatives, sorted
Worked example (fictional). A couple pay A$850 a week for a two-bedroom, one-bathroom unit in postcode 4101 with one secure car space and air conditioning. They've been offered a new lease at A$920. Over a fortnight they note three alternatives.
| Alternative 1 | Alternative 2 | Alternative 3 | |
|---|---|---|---|
| Where | 600 m away | Suburb 25 minutes further out | Same building |
| Type | 2 bed, 1 bath unit | 2 bed, 1 bath unit | 2 bed, 1 bath unit |
| Parking | 1 secure space | Street only | 1 secure space |
| Inclusions | Air con, dishwasher | No air con | Air con |
| Condition | Similar age, kitchen updated | Older, original kitchen | Same as theirs |
| Seen | Inspected 18 October | Listing dated 14 October | "Leased" listing, about 3 weeks old |
| Price | Asking A$880 | Asking A$790 | Shown as A$900 before it was leased |
| Available | Yes | Yes | No |
Alternative 1 is a close match. It's the strongest point they have: a near-identical unit, recently inspected, still advertised at A$880.
Alternative 2 is cheaper, but it isn't a comparable. It's in a different area, has no parking and is in worse condition. It's still useful for their own decision about moving (see Is moving for A$50 less a week worth it?), but quoting it to the property manager would weaken the case.
Alternative 3 shows what a unit in the building was advertised at. Whether anyone signed at A$900 is unknown. Listing sites don't always show the final rent, and it may have been leased for more or less. It's worth noting as context, labelled as an asking price.
Five listings aren't always five data points
The same property often appears on more than one site, gets relisted after a price drop, or shows up again a month later. Before you count, check addresses and photos. Three listings of one unit at three prices tell you about one owner's expectations, not about the market. A short list of real matches is more convincing than a long list of near-misses.
Saying it without overstating it
You're asking for something. Words like "the market rent is" or "this increase is illegal" invite an argument you may not be able to support. Something like this keeps it factual:
I've looked at similar two-bedroom units nearby. A unit 600 m away with a secure car space and air conditioning, like ours, is advertised at A$880 (inspected 18 October; link below). On that basis, would the owner consider A$880 for a new 12-month lease? We'd like to stay.
Attach the link and your notes, and keep your own copy. Listings come down quickly.
If you've had repairs outstanding for a while, say so separately and calmly, with dates. The state of repair is one of the things QCAT considers. It's also a reasonable thing for any owner to take into account.
Where the official median fits
The RTA's quarterly median for your postcode and dwelling type is good background, but it mixes every kind of home together. It can't stand in for comparables. See What an RTA postcode median can and cannot tell you.
Before you go further
If you're thinking about disputing the increase, the time limit is short. It's 30 days after receiving an increase notice (and, in a fixed term, before the term ends), or 30 days after entering into a new agreement. Before you can apply to QCAT, you have to lodge a dispute resolution request with the RTA (Form 16) (s 416). Lodge it well inside the 30 days, ideally the day you decide, keep proof that you lodged it, and call QSTARS on 1300 744 263 to confirm how your deadline works in your case.
In the free Renewal Check, step 3 has a box for your own observations. It turns them into a draft request you can edit, and your entries stay in your browser.
The QLD Rent Increase & Renewal Kit (A$29) has an evidence and call-log worksheet, the checklist above in printable form, and template letters for requesting a lower figure and for asking for evidence of the last increase.
Sources
- Residential Tenancies and Rooming Accommodation Act 2008 (Qld), ss 71(6), 92(5) and (6) (in-force version 17 August 2026) checked 21 October 2026
- RTA: Rent increases (excessive increases) checked 21 October 2026
- QSTARS: Need advice checked 21 October 2026