Ninja in a Blazer - 1st May 2025

I hope you had a wonderful Easter and manage to get some time off to rest and recharge with your family and friends.

Super Strong Demand of lower price property: Intense Buyer Competition Driving Results

Homes that are priced at or below the suburb median are seeing a high level of activity with multiple offers and they’re often selling within 1-2 weeks.  Where homes that are worth on the higher end, above a suburb’s median can take a little longer to achieve the desired price as the buyer pool can be a little smaller. 

To give you an idea of how strong this market is, we recently sold a property at 45 Macquarie Circuit, Fitzgibbon. Despite being on a compact 176sqm block, the home attracted 10 offers over a 3-open-home campaign and ultimately sold for an incredible $899,000.

Value Versus Price

Buyers aren’t silly, they will commit to a property where they see good value.  For instance, if you priced a home $200,000 below what it’s worth, you’d see every man and his dog at the open home as it’s deemed good value.  If you were to price the same home $200,000 above what it’s worth, you’d likely see very little activity.  Each buyer will see a different value to the next buyer; on a smaller scale, the higher the price point, the smaller the buyer pool.

However, if a home is well presented, well maintained and with sellers’ price expectations within the range of recent similar sales we are seeing very successful results in a relatively quick period.

Presentation Is Everything: Display-Home Appeal Equals Display-Home Results

In today’s market (more than ever before), one of the most noticeable shifts is just how important presentation has become, this is more than it has been in the past 4 years as market changes. Well-maintained homes that present like a display home are not only selling significantly faster, but they’re also getting three to four times more interest—and that translates directly into more offers and higher sale prices. Homes that are not well maintained and not presented well will lag behind on both sale price and longer Days On Market.

Upcoming Seller’s Disclosure Reform – 1 August 2025 (One of the biggest changes to selling)

A major legislative change is coming to Queensland that all sellers should be aware of. From 1st August 2025, a new mandatory Seller’s Disclosure Statement will be required before a contract can be signed. This change is aimed at improving transparency and consumer protection, but it also means sellers will need to be better prepared with accurate documentation and disclosures regarding the property. If you are planning on selling this year this could be something will impact you, where some of our sellers are planning to sell prior to the start of this disclosure.

https://www.reiq.com/resources/government-submissions-and-position-statements/2022-seller-disclosure-regime 

 Time on Market, slightly longer average days, But Still Strong in the Right Conditions

The average time on market across Brisbane has increased notably compared to this time last year. We’re seeing a broad range—from 7 to 10 days for well-priced, well-presented homes under $1M, to 6 weeks+ for properties in higher price ranges or in less competitive conditions (i.e. if long tenancy, main road, train line, on flood map)

In today’s climate, getting the launch strategy right from the very beginning is more important than ever. The right timing, the right pricing, and the right presentation are the pillars of a successful sale.

We speak to property owners who tell us to contact them in 6-12 months as they’ll be considering selling then. Our long-standing clients can agree that it’s better to get us involved earlier in the process.  This is because we are there to help get the best outcome for our clients, which starts by providing advice that can help make or save them money, or save a lot of time in wasted energy and stress.  We can help to work out our clients’ timeline, strategy, property values and once we see their property, we’re not only able to provide the advice, but we can provide more accurate updates on the timeline of selling.  On average, we can work with clients for 6-9 months prior to actually going on the market.

“Real time advice and tips” if you don’t already follow us social platforms, we recommend that you do.  We’ve made a bigger push to provide helpful information on video, ensuring you can get the latest advice and updates as quick as possible.