Ninja In A Blazer – July 2026
July 2, 2026Ninja In A Blazer – September 2026
September 2, 2026Ninja in a Blazer - August 2026
With everything that has changed in recent weeks, we're sure many of you have been looking forward to this month's market update.
Our updates normally don't change dramatically from month to month. However, the current market is evolving so quickly that we're now seeing noticeable changes from week to week. As always, we want to provide you with an honest update based on what our team is experiencing on the ground - not headlines or speculation.
Everything we share comes from the hundreds of buyers we meet at open homes each week and the properties we are successfully putting under contract. While the media often reports on the property market as a whole, those stories can be influenced by what's happening interstate or in other parts of Brisbane. Our updates focus solely on the suburbs surrounding our Aspley and Strathpine offices, where we work every day.
Is the market stabilising?
One piece of advice we always give is not to rely solely on media reports. Whether the headlines are positive or negative, they are designed to attract attention. The reality on the ground is often quite different.
The encouraging news is that over the past 30 days we have seen the market begin to stabilise.
Across our open homes, we're now averaging between two to five, and in rarer cases twenty groups, depending on the demand for that type of property or location. While this is still below the extremely busy conditions we experienced last year, it is a noticeable improvement compared to the past couple of months.
We're also seeing properties that have been on the market for four to eight weeks attracting renewed buyer interest. Most importantly, the number of offers being submitted through our office has increased, which tells us buyer confidence is gradually returning.
Buyers remain price-conscious, but they are prepared to make strong offers when a property is priced correctly.
A great example is our recent campaign at 62 Odense Street Fitzgibbon. Using our standard three-open-home campaign followed by a deadline sale, we received five offers and secured a cash unconditional contract - something we simply weren't seeing a month or two ago.
Across our entire office, we've also completed more sales this month than in recent months. The gap between what buyers are willing to pay and what sellers expect is beginning to narrow, creating more successful transactions.
Price expectations are everything
Many people reading this may be wondering, "Yes, properties are selling - but at what price?"
The current market is very similar to what we experienced in 2018 and 2019 and in mid 2022. Properties are taking anywhere from two to eight weeks to sell, buyer numbers are healthy, and we're seeing what most would consider a balanced, normal market.
There is no denying that prices have adjusted from the absolute peak. On average, we're seeing values around 10% below the highest prices achieved at the height of the market. It's worth remembering that those record prices were often achieved by only one or two exceptional sales.
The encouraging news is that well-priced properties are still selling quickly and, in many cases, attracting multiple offers.
It's also important to keep this adjustment in perspective. The prices we're achieving today are still generally higher than those we were seeing around September last year. In reality, the market has only moved back around six to eight months, following the exceptional double-digit growth experienced throughout 2025.
Having worked through every type of market over the past two decades, we can confidently say this is still a healthy market. We've experienced far more challenging conditions where buyers simply stopped making offers regardless of price. That is not what we're seeing today.
Why do some homes perform so much better than others?
One of the biggest differences in today's market is that buyers have more choice. Because of this, they are becoming increasingly selective.
Presentation has never been more important.
Homes that are well presented, professionally marketed and priced correctly continue to perform strongly, while properties that need significant work or are difficult to inspect are taking longer to sell and often achieving lower prices.
One of the biggest challenges we're seeing is with tenanted properties, particularly those with more than four months remaining on the lease. Investor activity is still relatively subdued, meaning a leased property appeals to a much smaller pool of buyers.
If you own an investment property and are thinking about selling in the near future, our advice is simple: don't renew the lease until you've spoken with an experienced agent. The timing of a lease renewal can have a significant impact on your selling options and ultimately the price you achieve.
Likewise, if your home has maintenance issues or repairs identified during a building and pest inspection, addressing these before going to market can make a substantial difference. Simple improvements often deliver returns far greater than their cost.
Marketing matters more than ever (and the right agent even more)
One of the biggest lessons from the current market is that marketing has become more important than ever.
In a slower market, simply placing a property online and hoping buyers find it is no longer enough. The homes achieving the strongest results are those with strategic, high-quality marketing that reaches the widest possible audience.
While investing in premium marketing may cost a little more upfront, it can often be the difference between selling and not selling - or more importantly, achieving an additional $10,000 to $50,000 on your final sale price.
This is not the market to cut corners. It's the market to maximise exposure and give your property every opportunity to stand out.
Final Thoughts
The 10% drop in the market may sound scary, and the longer days on market also doesn’t sound very nice from a sellers point of view, but there is a silver lining. You have more time to find a property that suits, and if you’re selling and buying you can often offer subject to sale of your existing property and many sellers will consider this option, giving you the comfort that you can co-ordinate settlements to allow a smooth transition to your new home.
Every property and every family's circumstances are different. There is no one-size-fits-all approach in today's market so if you're considering selling - or simply want to understand what your home is worth in the current market - we'd be more than happy to have an obligation-free conversation. Our role is to provide honest advice, tailored to your situation, so you can make the best decision for your family.
As always, thank you for taking the time to read our monthly update, and we look forward to keeping you informed as the market continues to evolve.
