Brisbane Property Market Update: Why Today's Hesitation Could Be Tomorrow's Regret.
- Emma Kennedy
- Jul 7
- 3 min read
Over the past couple of months, we've noticed a shift in buyer sentiment across South East Queensland.
The conversations have changed. Instead of hearing, "We need to buy before prices rise even further," we're hearing, "We're just going to wait and see what happens."
But the question is... what exactly are buyers waiting for?
What the market is telling us:
Queensland's auction clearance rate is currently sitting around 32%. This figure includes the properties that sell prior to auction as well as those that sell within 24 hours of being passed in.
At first glance, that number might suggest a softer market and in many ways, it is. We're also seeing an increase in subject-to-sale contracts, something that was a lot more rare over the past few years. Buyers are finding they have a little more breathing room, more negotiating power and, in some cases, more choice than they've had since the post-COVID boom.
At the same time, situational buying remains incredibly strong. Properties that are well-priced, presented well and located in tightly held suburbs continue to attract strong competition and sell quickly. Great property is still great property, regardless of broader market sentiment.
An example of this is our recent purchase at 5 Harrogate Place, Gumdale on behalf of our downsizer clients, Michelle and Peter.
We secured this property within 12 hours of if hitting the market for $1,720,000 & we were the first buyers to inspect the home.
The first Saturday open home saw over 15 buyers through with back up offers starting from $1,800,000! A $80,000 price difference due to acting fast, knowing the market and being ahead of the rest.
The Bigger Picture Matters:
It's easy to become fixated on what's happening today.
Interest Rates
Consumer confidence.
Election cycles.
Media headlines.
But property has never been a 'short-term investment play'. Current forecasts suggest Brisbane could still experience around 9.7% growth during 2026, before moderating to approximately 3-7% in 2027 as affordability constraints begin to influence the market.
Some people hear "slowing growth" and immediately assume the opportunity has passed - We see it differently.
This moderation is simply a normal phase of the property cycle. It doesn't weaken Brisbane's long-term fundamentals or its investment appeal.
In fact, Domain is still forecasting 3–7% average property growth in 2027, which would be considered a very healthy market by historical standards.
Asset selection becomes even more important:
When every suburb is booming, almost any purchase can perform well. When growth moderates, that's when quality separates itself. Location, land content, scarcity, owner-occupier appeal, future infrastructure and local demand all become increasingly important.
The next few years aren't about buying any property, they're about buying the right property. The investors and owners who perform best during these periods are the ones who make strategic decisions rather than emotional ones.
Think beyond the next 12 months:
One of the biggest mistakes we see buyers make is focusing solely on what's happening right now. They're worried about whether prices will soften another 2%.
They're wondering if they'll save another $20,000 by waiting. Meanwhile, they're losing sight of the bigger picture. Brisbane is entering one of the most significant infrastructure and investment periods in its history leading into and beyond the 2032 Olympics.
The buyers who benefit most from that growth won't be the ones who perfectly timed the bottom of the market. They'll be the ones who secured quality assets years before everyone else recognised the opportunity.
Property should be viewed through a 10-year lens, not a 10-month one.
What we're seeing on the ground as Buyers Agents:
Right now, we're seeing many buyers pause because they believe the market has softened. Ironically, this is often when opportunity presents itself.
Less competition creates more negotiating power, Vendors become more realistic, buyers have time to complete due diligence rather than making rushed decisions.
History has shown us that once confidence returns, buyers tend to re-enter the market all at once (COVID). Competition increases, negotiations become harder and many people find themselves paying considerably more for the same property they could have secured months earlier.
The bottom line:
Markets move in cycles.
Confidence comes and goes.
Headlines change every week.
But long-term wealth through property has never been built by reacting to short-term sentiment.
It's been built by making informed, strategic decisions when others hesitate.
The buyers who are successful over the next decade are unlikely to be those trying to perfectly time the market.
They'll be the ones who recognised that today's quieter conditions may well become tomorrow's missed opportunity.
Want to chat further about what we are seeing in the market, reach out today
Em
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