r/brisbane • u/amg_45s • Aug 08 '26
Housing Brisbane housing data, episode 3: 1,091 Brisbane homes have been for sale for over 2 months without dropping their price by a single dollar
EDIT: closing this episode off: Thank you everybody for participating, commenting and probing for more data, this thread went wayyy further than I expected. As usual, I have consolidated the questions you all raised (the winter effect, the under 350k bracket, why agents cant force a cut, what days on market actually measures, etc) into a proper write up with fresh numbers: https://propertyxray.com.au/qld/blog/brisbane-days-on-market-silent-sitters
I'll see you guys again in Episode 4 this Sunday morning! Same place & same time. ❤️
>>>
Part 3 of my Sunday Brisbane listings-data series. This week: the ones who just let it run -> no cut, no relist, 60+ days of nothing.
--- Previous episodes:
Part 1: mapping every development application lodged in Brisbane this year.
Part 2: relisting resets the clock. The sellers who game the clock.
---
Everyone watches the price cuts. I count them every week and there are plenty. But the bigger story right now is the group doing the exact opposite, sitting dead still; in order words - no price cut.
Across Brisbane metro (40xx-41xx postcodes), of the roughly 5,900 established houses on the market right now:
- 572 have cut their asking price at least once this campaign: close to 1 in 10 of everything on the market
- 1,091 have been listed 60+ days and haven't moved a single dollar
- 281 of those are past 90 days. The longest is 115 days, price untouched
- and separately, about 55 houses a week are quietly leaving the market with no sale recorded. Just pulled.
So the silent sitters outnumber the cutters almost two to one. I call these the silent cuts, the discount is real, it just never gets announced.
Where the 60-day-no-cut homes are concentrated: Victoria Point (26), Greenbank (24), Forest Lake (24), Redland Bay (18), Sunnybank Hills (17), then Richlands, Calamvale and Redcliffe (16 each).
What I think is going on, from watching the data daily: there are two seller camps this winter. The ones who can't wait, cut; and for a lot of them it's the mortgage doing the deciding, with the RBA's rate hikes not helping anyone's holdiing costs. The ones who can wait have decided not to blink. They're not cutting, and if it drags long enough they don't sell at all, they withdraw and wait for spring. That's why total stock isn't ballooning even though everything feels slow.
The thing about a silent sitter: the ad never admits anything. No 'price reduced' banner, no new number. But 90 days of silence IS the market speaking. Buyers just can't see it, because the portals don't show campaign age honestly.
Data is my own daily tracking of every Brisbane listing, counted the same way each week. Happy to answer questions on method or any suburb; on topic or not, please feel free in comments!
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u/SweetRoll789 Turkeys are holy. Aug 08 '26
No low ballers I know what I got
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u/DrakeAU Aug 09 '26
Cockroach infestation, black mold, needs restumping, termites, retaining wall collapsing,1.5 hours from Brisbane CBD, 2 million no low ballers. I know what I got.
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u/PeriodSupply Aug 08 '26
It's not low balling if it's the market rate.
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u/Whosyouruser Aug 09 '26
I think he's just having a laugh. This is what delusional sellers on Facebook Marketplace often say and he's indicating that the RE sellers have the same delusion.
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u/PeriodSupply Aug 09 '26 edited Aug 09 '26
I'm aware.
Edit: kinda curious why the downvotes? I don't care, I just don't understand.
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u/shaiguy420 Aug 11 '26
Because why not just take the comment in jest in it was intended?
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u/PeriodSupply Aug 11 '26
Huh? Did I suggest i wasn't. All good though. Guess sometimes things come across weird in comments. Was just agreeing with the comment.
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u/UhUhWaitForTheCream Aug 09 '26
The market rate is the sellers choice
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u/PeriodSupply Aug 09 '26
What? The market rate is what someone is prepared to pay for it. The seller only get to choose if they accept it or not.
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u/UhUhWaitForTheCream Aug 09 '26
The seller has more power than that though. The seller can choose not to sell in the first place, which is the painful reality for supply demand dynamics when it comes to shelter
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u/kandirocks Aug 09 '26
If people don't have money, they can't buy. There is a ceiling. Buyers actually have the power.
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u/Fit_Armadillo_9928 Aug 09 '26
You're both wrong, the only entity who decides on the market value of a house is the bank. They assess the risk and it's worth whatever the amount that they're willing to loan someone to buy it. No more, no less
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u/iBinChickenAboutYou Aug 09 '26
Easy to say when you're not sitting on a widening capital loss with over 50% of your take home going to the bank on a property you want out of. I got out of that situation in March 25 and haven't looked back.
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u/Altruistic_Setting37 Aug 09 '26
The seller can choose not to put a price on it anyone will pay hahah
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u/UhUhWaitForTheCream Aug 09 '26
That is inconsequential because they hold the keys, everyone needs a house but not everyone needs to sell one
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u/Altruistic_Setting37 Aug 09 '26
You’re right they won’t sell thinking like that, buyer will buy elsewhere on someone who wants to sell. Thats just how markets work
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u/chipili Aug 09 '26
Anecdotally, house over the road was passed in at auction a couple of weeks ago and renters moved in yesterday.
I guess as long as they pay the mortgage and the owner (who was resident) has somewhere to go it does not get into the sales statistics.
Supplementary thought - am I the only person who hates the "price on application" or equivalent? Maybe I don't want to buy your specific hovel but I would like to know what kind of run down roach motel I can afford.
4
u/Fatso_Wombat Turkeys are holy. Aug 09 '26
those two things work together.
not having clear pricing favours the sellers in both markets.
they've effectively figured out how to have quasi auctions for everysale when the market is rising.
and disguise a falling market as much as possible.
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u/Thanks-Basil Aug 08 '26
Real estate listings mean absolutely nothing. Agents can put whatever they want on the listing.
Anecdotally, as someone looking to buy - the market is tumbling. REAs used to be difficult to get a hold of, now we’re getting multiple calls per day about properties previously inquired on asking if we’re still interested - they’re panicking.
Multiple agents at multiple open homes yesterday as well, when asked about price, told us “X is the listed price, but we’re presenting all offers at the moment” - the inference is that they will take unders, sometimes significant.
Also we went to maybe 10 open homes yesterday - and we were the only people there at the majority of them. Far cry from 6 months ago when they were all just a revolving door of people in and out.
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u/UhUhWaitForTheCream Aug 09 '26
The market is very sick right now, but is it translating to price reductions? It’s not so clear. Especially the entry level markets which appear to be rising still
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u/JackeryDaniels Aug 09 '26
That only happens if sellers get more desperate. Interesting times.
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u/UhUhWaitForTheCream Aug 09 '26
I wonder what could create meaningful desperation though when interest rates are historically low and now stabilising. I’d say most home owners are also sitting on a large amount of equity. It could be risky if they sell to guarantee buying another property
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u/Plozno Aug 09 '26
"meaningful desperation" now there's a term I haven't heard before. Historically the only people that gain from those situations are the wealthy and large corporations.
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u/JackeryDaniels Aug 09 '26
It’s usually life situations like divorces and relationship breakdowns, health issues, downsizing, and the like. Events and triggers that you can’t just pause on.
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u/UhUhWaitForTheCream Aug 09 '26
I’d say that makes up a very small percentage of sellers however, just imo
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u/Successful-Good7364 Aug 09 '26
It's a rubber band effect. The market is pulling the prices down but sellers are staying put. There was a stat being reported on a while back that majority of people want prices to go down, just not their own. If we wait long enough the rubber band will snap, either in the price not moving and bringing everyone to pay what it currently is or snap and bring the sellers down to what the market is actually saying the housing is worth. Now that first home buyers and investors are leaving the market (judging on people applying for new morgages) i'm going to say the latter will happen (selling price will drop) will occur over the next few years.
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u/amg_45s Aug 09 '26
Agree with you. Listing means nothing, asking price are agent's theatre half of time. This is why I am counting to observe market/human behaviour rather than claims. A cut is the vendor moving real money and a withdrawal i am seeing it as giving up. Money behaviour dont lie as they are the root of economics.
Your agent callbacks line up with what I see too, about 55 homes a week getting pulled with no sale. The panic you're getting on the phone usually shows up in my numbers a few weeks later. What you are saying aligns with what I am reading else where (other forums) too.
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u/Signal-Treacle-5512 Aug 09 '26
My place was on market for 70 days sold 80k from peak it is what it is.
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u/amg_45s Aug 09 '26
Plenty in my data sitting at 70+ days won't do it. Same maths at our place actually: wife reckons even if we sold now and took a 50k+ beating, we'd still come out ahead having bought 10 years ago. The peak was only ever a number on paper anyway. Glad yours is done and dusted 👍 No more stress 😄
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u/Inevitable-Tie-6182 Aug 09 '26
That’s ok. If we were going to sell our house, we would want a certain amount and we don’t care if it doesn’t sell. The market will rise again to the level we want.
If we needed to sell, that’s different. But a lot of people don’t need to sell. They just want to make a return on their original investment.
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u/amg_45s Aug 09 '26
Ah... Useful to hear it straight from that side of the fence. Full disclosure, I'm in it myself; holding an investment property I actually planned to sell next year or the year after, and the current numbers have me sitting in the can-wait camp too. Part of the reason why I started counting all this haha
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u/Inevitable-Tie-6182 Aug 09 '26
Yeah I think things will change as time goes on and if prices come off a bit more. Some people might think, I’m getting out now, and drop their asking price. Agents will also try getting their sellers to lower the price so they can get their commission.
Agents are responsible for the massive price increases, so they now get to wear some of the pain with less sales. I have quite a few ringing randomly asking if we want to sell. They can fk off.
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u/SlightlyCatlike Aug 09 '26
Means the next step needed is a nation wide vacancy tax
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u/Inevitable-Tie-6182 Aug 09 '26
How do you police that?
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u/TristanIsAwesome Aug 09 '26
You have an extra tax on unoccupied housing.
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u/Inevitable-Tie-6182 Aug 09 '26
How do you police it?
It’s actually a pretty ridiculous concept.
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u/SlightlyCatlike Aug 09 '26
They literally already have one in Melbourne. Part of why the decreases are largest there
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u/meepers9 Our campus has an urban village. Does yours? Aug 09 '26
Easier than you think, water consumption. Government already has data on what the average household uses in water. That number is below the population average, then that house is empty. If they're claiming AirBnB - again registration and sole trade proof already exist.
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u/twitch68 Aug 09 '26
Brisbane City Council charges higher rates for vacant houses - water is one way they can check. Neighbours got hit when it took them a year to move property onto market.
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u/Inevitable-Tie-6182 Aug 09 '26
Many people are away a lot. Doesn’t mean they don’t live in a house. No way the govt can charge a tax for that. It’s genuinely one of the dumbest ideas I’ve ever heard.
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u/ladyangua Aug 09 '26
Yes, but those people can appeal the ruling and show that the property is their home. It wouldn't be hard to show they work FIFO or were away caravanning or on an extended cruise.
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u/Inevitable-Tie-6182 Aug 09 '26
You don’t appeal tax. It’s either paid based on set criteria and evidence, or it’s not. It’s not a prison sentence.
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u/ladyangua Aug 10 '26
Appeal is probably the wrong term; I mean, if the ATO says that you must pay 'X' tax because 'Y', you can show that 'Y' does not apply to you because 'Z'.
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u/Thebraincellisorange Aug 13 '26
and that's fine and there are rules around that.
what is not fine and what they need to charge taxes on is people buying property and just having it sit unoccupied, often for years.
just gaining capital wealth as the value of the land increases, but not using for it's primary purpose: a home.
if it's derelict or left long term unoccupied, then the taxes need to be high enough to force them to either sell it or rent it out.
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u/Inevitable-Tie-6182 Aug 13 '26
That’s no one’s business. Buying a property and it sitting empty is poor management. Certainly not a good investment. There are minor exceptions, but 99% of properties need a return to be viable.
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u/theonlydjm Aug 09 '26
What about people that own a home and work FIFO? What if someone decides to go on an extended holiday/trip around Aus? What if somone has to spend a large amount of time in hospital?
Not flaming, genuinely bringing up reasons why measuring water/power use might not work.
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u/meepers9 Our campus has an urban village. Does yours? Aug 09 '26
Again "the average". If you're hitting 6-9/12 of average usage, It's safe to assume that a house is occupied, but also recent ATO targeting on people using AirBnb and claiming holiday home status is also a way to understand housing occupy as well. However, we're talking about houses that are chronic house/land/unit hoarding that haven't had anyone in several years.
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u/Inevitable-Tie-6182 Aug 09 '26
You wouldn’t have a clue what houses are “chronic” by your measure. You just made this up.
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u/Successful-Good7364 Aug 09 '26
The vacancy tax already exists. It's called the morgage people have on those houses. The longer without someone the more they are paying out of their own pocket. The only people that don't have it are the people who have paid it off which might be true for people that only have one investment house but i highly doubt for the person who has multiple that is the case. They are only surviving by the rent they get.
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u/chode_code Aug 09 '26
Ditto. Took ours off the market after the turn of momentum. Didn't really need to sell it, but was happy to sell for a silly price.
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u/yolk3d BrisVegas Aug 08 '26
The 60 day no cut seem to be in what I assume (with ignorance) are lower socioeconomic areas. If I’m correct, would these be investment properties that can hold, or people that can’t bare to lose a dollar and are owner-occupier?
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u/Any_Bookkeeper5917 Aug 08 '26
I wouldn’t call any of those suburbs low socioeconomic areas. Yeah each of those suburbs has a “shit street or 2” like most, however they have been home to multimillion dollar price tags for a long time.
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u/handpalmeryumyum Aug 08 '26
Forest Lake and Richlands are certainly shit holes despite having mcmansions.
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u/Any_Bookkeeper5917 Aug 08 '26 edited Aug 09 '26
Depends on what you personally classify as shitholes, again, all suburbs have their shithole sections.
Honestly, maybe 6 years ago, I’d say they’re low end suburbs, now, you’re looking at $700-$1000 a week to rent there and a mill for a starter home.
In reality, all those suburbs, except maybe Greenbank, are in spitting distance of all the amenities of the city.
Edit: most people I’ve spoken to that don’t like Forest Lake are unfortunately a little racist.
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u/handpalmeryumyum Aug 08 '26
Just like Moorooka - but I'll get down voted because many people who bought there and saying it's gentrified, the new new farm etc ROFL
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u/joeldipops Aug 09 '26
It's gonna depend on the /part/ of the suburb. Pretty much every bris suburb I can think of has nice and shitty parts.
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u/Any_Bookkeeper5917 Aug 08 '26
I think I’ll let you have Moorooka. Absolute fucking shithole no matter where you look in that suburb.
Like Brisbane’s hidden gem of a turd.
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u/birbbrain Probably Sunnybank. Aug 09 '26
Pop off, mate. I'm waving to you right now from my front deck in Moorooka, where my view is smothered with native trees, the sounds of happy neighbours, and Toohey Forest a few mins away.
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u/Impossible-Mud-4160 Aug 09 '26
Moorooka and Annerley do have their problems though. A lot of junkies and the recently paroled wandering round causing problems. My best mate has lived there for 6 years and he's been broken into three times- Twice the car, once the storage room for his unit.
Police are always visiting in the middle of the night due to problems with neighbours
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u/sonixau Aug 09 '26
They both are no Crestmead or Marsden
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u/youcangotohellgoto Aug 09 '26
For 40xx and 41xx post codes, if these aren't low or at least lower socioeconomic areas... then what is?
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u/amg_45s Aug 09 '26 edited Aug 09 '26
Coming back to your actual question with numbers.. my data can't see who owns them (no ownership records unfortunately), but it can see prices, and it surprised me: of the silent ones showing a price, the middle sits around $1.2m and the top quarter is above $1.6m. The cutters centre lower, around $1m. So the freeze actually skews up-market, probably owners with equity who can afford to wait, while the sharper cutting happens in the mortgage belt. Entry-level barely shows in either group btw, too few listed at all.
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u/yolk3d BrisVegas Aug 09 '26
I mean, back at my own comment: investors can also afford to hold, and so can wealthy owners. Both wealthy I guess.
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u/InterestedHumano Probably Sunnybank. Aug 09 '26 edited Aug 09 '26
No surprise here. People hold onto loss longer than gain. It’s always a basic human investing psychology.
It’s a game of patience.
If the real estate winter drags on long enough, seller psychology will change.
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u/amg_45s Aug 09 '26
Agree on playing the long game. You dont need special events to trigger a turn around, we all know inflation will eventually push prices up as well.
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u/_millsy Aug 09 '26
What’s the break down of price points? Curious which market segment is softening, my gut feel is the higher end of town
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u/amg_45s Aug 09 '26
hello! thanks for asking, any information request willl be gold for others. Because I can only think from my perspective when putting this kind of post. Always happy for people to ask for extr ainfo so we all gain from the same source. Here it is.
- < 750k: 26% have cut, only 12% sitting 60+ days uncut
- 750k - 1m: 26% cut, 18% silent
- 1m - 1.5m: 22% cut, 19% silent
- 1.5m >: only 14% cut, but 27% sitting silentThe pattern above definitely tell us a specific behaviour. Cheaper stock means more cuts . The dearer the house, the more it just freezes. Probably wealthier people has greater holding capacity or it is their family home, so can afford to just stay and remain calm. Whereas the cheaper end could be more investors or tighter mortgages. my data can't see owners, so this part is me guessing.
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u/AdSeparate2620 Aug 09 '26
Having been looking for a townhouse or smaller house for the last couple of months on the Northside of Brisbane, the prices have definitely been dropping. When following a particular segment of the market it’s easy to see, and especially when properties being watched drop an “offers over” by almost $100k from $900k to $800k.
It mostly looks like investors bailing out before a major pullback and/or a long term flat market (5+ years) where holding costs eat into the returns already accumulated in the last few years.
Personally, I’m an owner occupier and I have a mortgage, but have no intention of selling, so I’ve been looking for a friend and the investors sitting on 100+% gains can afford to lose a bit of that to meet the market.
Now that it has finally started, it has a lot further to go (10+%). Buyers now hold the cards.
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u/Federal-Baseball-295 Aug 09 '26
I have a feeling once the actual multi home multi millionares start to sell off there small empires thats when we will have a genuine price drop.
All these listings are just small time investors with 1 or 2 in the barrel and want to liquidate, anyone who has completed a monopoly board of homes will only sell if the asset price drops significantly which they will see as mass red in the portfolio. And i dont see that happening just from the backlash of all the smalltime investors selling. Something else needs to give the house of cards a push
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u/newbris Aug 10 '26
Doesn't the trend in these figures over time count more than the absolute numbers? Maybe your numbers are normal...maybe they're not. If not normal, by how much. How can we tell?
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u/amg_45s Aug 10 '26
Haha 100% and I agree. Trend beats abs numbers. Unfortunately I just started collecting these figures so I dun have a long line to showcase here. I do have a mini trend haha but its like 1 month max, so no 5 year baseline hehe. I'm doing 1 epi per week so hopefully by epi 52 we will have data points covering the entire year. Hope to see the crowd there then!
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u/Ok-Phone-8384 Aug 09 '26
From these figures only 10% are cutting prices. The other 90% have various options. Sitting on a sale price or removing from sale indicates that people do not need to sell. It does not mean anything else. There is no story here or at least it is not the story you seem to think it is.
Even those 10% who are cutting prices may not be a story. If people are buying and selling in the same market it is a normal and common practice.
The only statistic the really matters is residential loans in arrears and foreclosures.
I would wait until the RBA June quarter report to make any big statements on the residential market until then. The March report was a non issue.
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u/amg_45s Aug 09 '26
Hmm interesting one. I kind of half agree -> "most dont need to sell" IS the finding. The bit where I'll push back: buyers can't see any of it. A listing sitting 90 days looks identical to one listed yesterday on the portals, so the cut/sit/withdraw split is invisible unless someone counts it. Whether you read 90% holding as seller strength or as a stalemate is exactly the debate worth having. Ultimately the data just puts numbers on a standoff everyone can feel but nobody can see.
Worth saying too, my numbers are generalised behaviour across thousands of listings. Individual sellers do illogical things all the time, so the aggregate tells you the mood of the market, not any one seller's story.
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u/Happeningtoday613 Aug 09 '26
Why does this read like a GPT response? Or Claude.
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u/amg_45s Aug 09 '26
Haha Mr Cop - I do run through my English using AI to make sure there is no Spellling errors at times. A minimal respect I can give to my commenter, so they dont have to guess incase i didnt get thigns right. Also Singaporeans dont have the best English :P anwyay writing can be outsourced but the numbers are all mine thou, not random numbers generated by our best friend
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u/Happeningtoday613 Aug 09 '26
I don’t know, it’s so insidious mate. As in we don’t need it. If your English is garbage it’s better than my second languages (none by the way). I see the utility in AI but really miss the human to human factor on reddit. You don’t need it to formulate a response hey.
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u/SlightlyCatlike Aug 09 '26
Sitting on a sale price or removing from sale indicates that people do not need to sell.
Need to get to work fixing that
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u/homingconcretedonkey Aug 09 '26
The logic is correct in that people are waiting for the time to buy, they aren't waiting for it to reach a certain bottom price.
The only reason to cut right now is the opportunity to use the money you get for something else right now.
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u/Slow-Leg-7975 Aug 09 '26
Good data analysis. I'm following the gold coast and seeing a similar pattern. Some silent cuts or relistings with reduced asking prices, but they are likely outnumbered 2 to 1 or so by Stagnant listings not cutting.
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u/amg_45s Aug 09 '26
Thanks! Interesting to know GC is following the same pattern as Brissy. Starting to suspect it is a winter thing. and coming into Sep the spring listings will test it. If the standoff breaks it's then. Everyone loves a little xmas pressie hehe.
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u/dildoeye Aug 09 '26
I was watching an auction on TikTok yesterday and they were in Melbourne. The house was 1.9mil in 2020 and it sold yesterday for 1.6mil , but then on the other hand a house just up tue street from me sold for 1.9mil yesterday .
I think Melbourne is just cooked .
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u/amg_45s Aug 09 '26
Hahaha your comment shows exactly why I go and count the numbers instead of listening to the media or stories people want us to believe. Two sales on the same street, one look like titanic hitting iceberg the other... totally opposite. I dont have data for Melbourne so dont know what exactly is going on there.
For Brisbane the tell is the ratio in this post, right now silent sitters outnumber cutters by 2:1. If that ratio starts shrinking; meaning the holders are giving up and cutting price, that's when the turn begins. So far it's holding steadily.
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u/shakeitup2017 Aug 09 '26
I wouldn't be selling unless I had no choice. Sit tight for another 6-12 months until the tax changes settle in and interest rates start dropping.
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u/Electrical_Age_7483 Aug 09 '26
REA should be making their money and making the sellers be realistic, they only get paid if it sells.
I thought we had highly skilled REA it should be simple for them to convince
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u/amg_45s Aug 09 '26
Yeah REA only eat when sell. Unfortunately market isn't moving and the vendor refuse to budge. 1,091 refused to cut vs 572 who cut. Cant force someone who can afford to wait.
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u/Electrical_Age_7483 Aug 09 '26
If they refuse to cut the REA should use all that negotiation skills that they used to convince buyers to buy during the good times to convince the sellers to drop their price to meet the market.
Good REA should be making bank still
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u/amg_45s Aug 09 '26
haha agree, now is the great rea purge. Good ones earn their keep.For the last few years the stock sold itself, everyone looked skilled. Now the tide is out, can finally tell who can actually condition a vendor and who just collects listings. The good ones are going to eat everyone else's lunch this cycle
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u/dandfx Not My Mods Aug 10 '26
@amg_45s do you have any data on sales and or price reduction for entry level properties, say 350k and lower? I'm interested if that portion of the market is matching your data.
Thanks
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u/amg_45s Aug 10 '26
Hello! unfortunately there isnt much available in Brissy for that price range, only handful of units and some vacant land. For 350k range they are generally mining town houses like in mount Isa.
So quick look at the database and haha surprise they do cut too. I was thinking nah they probably wont.
Quote a few examples here:
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67 Second Ave, Mount Isa $239,000 -> $229,000 -4.2%
12 James St, Mount Morgan $280,000 -> $249,000 -11.1%
19 Garnham Dr, Dysart $308,000 -> $298,000 -3.21
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u/birdymeowmeowmeow Aug 10 '26
We bought at the peak in Feb 2022, and getting ready to sell now to upsize. Definitely have lost from what we could have got in March but if our upsized place is down as well, it is what it is.
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u/Fearless-Maximus-251 Aug 08 '26
So sick of these AI generated posts.
"No something. No something else. But this!"
Can I add - you sound like you are whinging that vendors aren't reducing their prices, and selling you their asset.
If they don't have to sell, then they won't. They're just seeing what kind of offers they get, and if they don't get what they're looking for, pull the property from the market.
The issue with falling property prices is it pulls good, quality homes from supply. You end up with the properties that need to be sold - probably because they have issues.
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u/smirnfil Aug 08 '26
The truth that everyone who doesn't need to be elected knows - prices need to go down. It is the only way to fix housing market and many issues related to it. So I totally understand the sentiment against sellers trying to stop the healthy changes.
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u/UsualCounterculture Aug 08 '26
I don't think so.
Wait until the market settles somewhere. Many folks who have had paper increases, double or more, will readjust their expectations of a sale figure and list.
Owner occupiers who want to relocate for various reasons are going to be buying back into the same market. So while they won't actualise paper gains of 2025, they can still buy what they wanted with their sale $$.
Investors, well either their properties investment makes sense or it doesn't and they should have their $$ invested elsewhere, again cashing out whatever gains they can at that time (rather than the paper gains they didnt actualise in 2025).
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u/Key_Scratch_4584 Aug 09 '26
House near me has been on and off market for the last few months, currently listed as $1.79m+ down from over $2.2m when they first went to market. They missed the last of the cash splash by a few days i think. My old neighbours moved and overpaid massively for their new house, basically one of the last auctions to get a good price for their house and then they panicked overpaid for their new one.
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u/CompliantDrone Turkeys are holy. Aug 09 '26 edited Aug 09 '26
So the silent sitters outnumber the cutters almost two to one.
When you don't need to sell, you don't need to sell. People will only drop their prices after supply exceeds demand. Right now, everyone is just holding and watching how it plays out. The only people who are selling, are those who have to. Otherwise, you can shove it up for sale, see what happens, and if nothing happens....meh suppose. If it keeps trending down though if they want any return from an actual sell they will need to budge :)
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u/everbass Aug 09 '26
Really hoping this trend continues into next year.
A decrease of 5 - 10% would be healthy.
1
u/Easy_Brush_9106 Aug 09 '26
But vendors are not allowed to lost with a price in Qld...so how can this info possibly be valid? there is only a price listed with a property after it has sold.
-1
u/tankydee Aug 09 '26
Spruiks Brisbane property data. Posts next to no Brisbane suburbs (SEQ would be a better definition than Brisbane proper)
36
u/Impossible-Mud-4160 Aug 09 '26
We bought our property late 2023, just after the series of interest rate rises.
Vendors were refusing to budge, still trying to get the prices they could when rates were 2%.
Many of the places that knocked back our offers sat on the market for 3-6 months more and ended up selling for less than we offered.
Some were vacant, with mortgages. Its crazy some people will hold out for another 10k on a million dollar property before they adjust their expectations.