In this eye-opening episode, Scott and Melinda unpack Domain’s 2025 Matching Demand Report, revealing where Brisbane buyers are most out of step with the market and why it matters.
From inner-city houses to outer-ring units, the data shows that many buyers are unknowingly searching for properties that are priced well above their budgets wasting time, missing out, and risking significant opportunity cost.
You’ll learn:
- The real price gaps between what buyers search for and what sellers list at
- Why townhouses are the most “in-sync” property type in Brisbane
- How inner-city scarcity, generational wealth, and listing strategies skew expectations
- Why aligning with the market is critical especially in fast-moving conditions
- How to spot misalignment early and adjust your strategy to avoid falling behind
If you’re searching in Brisbane in 2026, this episode will help you make smarter, more informed decisions and avoid chasing a property that doesn’t exist.
Connect with Us:
- Listen on Apple Podcasts https://podcasts.apple.com/us/podcast/brisbane-property-podcast/id1509129258
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- Subscribe on Youtube https://www.youtube.com/channel/UCW30uBCnHQ2YllnwGKHNfxg
- Streamline Property Buyers Website https://streamlineproperty.com.au/
- Ready to work with us directly? https://streamlineproperty.com.au/contact/
If you liked this episode, please don’t forget to subscribe, tune in, and share this podcast with others you know will benefit from the information we share!
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Transcript
0:14: Hi everyone and welcome back to another episode of the Brisbane Property podcast with Scott and Melinda Jennison.
0:20: , and this, episode coming out first of January, so we have recorded this a little bit early for everyone, and hope everyone is enjoying or had a great Christmas, and enjoying their Christmas break.
0:32: So welcome back to another episode.
0:34: And happy New Year to all of our loyal listeners.
0:37: We’re really excited for what 2026 will bring, and we hope you are also enjoying the festive holiday season with friends.
0:45: And family.
0:46: And we have got some really incredible data to share with you today on the first episode of 2026 here on the Brisbane Property Podcast.
0:55: And this episode is going to actually break down some data that has been put together by Domain, one of the larger listing portals here across Australia.
1:05: And Domain have actually assessed the difference in the listing.
1:10: Price, that is the, the amount that a vendor or an agent has listed a property for in the back end of their on-site portals for properties that are available for sale.
1:22: They’re comparing those numbers with the average or median amount that buyers are searching for in the same location.
1:31: So what we’re going to do is see where the gaps are greatest here in Brisbane for,, the difference between the amount a property is listed for, and the amount that a buyer is searching for.
1:42: So, basically the areas where there’s the most misalignment between what property buyers think homes are worth, and what they’re actually worth in particular locations across the city.
1:52: Now this data just so everyone knows, this data comes out to September 2025.
2:00: That’s right, lagging.
2:00: We’ve had some price movement obviously since September last year.
2:05: But yeah, it’s September 2012, 2025, I should say.
2:09: And just, just so people understand it in, in layman’s terms, I guess, Melinda.
2:15: When somebody puts up a search looking for a property, and this gives you a bit of a brief of what we’re going to go through, if you’re putting up, and we hear people talking about missing out on property, saying, oh, you know, I’m searching for property but it just keeps going above what I’m offering or I’m missing out, and we do hear a lot of frustration, from people that enquire with our services here at Streamline Property Buyers.
2:35: So, when people put in a search, for example, on domain or real estate, and they will probably filter it to a certain amount.
2:43: , and they’re finding they’re either not seeing those properties, or they’re missing out on those properties, and that’s what we’re going to go through in this information and this data here to help you understand what that gap sort of looks like.
2:55: Yeah, so it’s a really interesting analysis actually, because it tells us where it’s likely buyers will buy quickly with the budgets that they’ve allocated for their purchase, and it’ll also identify areas where there’s, a greater risk of the.
3:11: Cost of missing out, and that is if you are looking in a market that you are already priced out on based on the median values in that area, that can cost you a lot, in not only time but money, if you continue to search in that market for a, a product type, that’s a house, a unit, or a townhouse, that simply doesn’t exist within the budget, and that is the purpose of today’s episode.
3:36: now this data actually breaks down, The information by distance to the CBD here in Brisbane.
3:43: Now we’re going to be referencing three different distances.
3:47: distance thresholds have been calculated using a kilometer radius from the CBD.
3:55: So here in Brisbane, if we are referencing any properties within the, Inner circle, we are referencing properties between 0 and 8 kilometers from Brisbane’s CBD.
4:07: It is a radius, from the CBD of 8 kilometers.
4:12: If we are talking about or referencing middle ring locations, we’re talking about a radius of between 8 and 20 kilometers of Brisbane’s CBD.
4:21: , and if we’re talking the outer ring, we’re talking 20 kilometers plus.
4:27: Now, just for some context, anything that falls within an inner 20 kilometer ring, which, is captured in both the middle and the inner ring suburbs, is likely to be still within the Brisbane City Council region, because it is such a large geographical council region.
4:46: Everything, that’s 20 kilometers plus will be captured in the outer ring.
4:50: That’s likely to be in areas of Greater Brisbane, which will include other, council regions such as Moreton Bay, Ipswich, Logan, and Redlands.
4:59: So, I just wanted to make that point, in the discussions that we’re going to be having today.
5:03: You’ll probably pick up some areas.
5:04: Obviously, Brisbane’s very different to a lot of other cities.
5:08: We’re not really a radial type of type of city.
5:10: , if you head that far out to the, to the east, you’ll be swimming in Moreton Bay.
5:15: So, just so people understand that we, that’s not really, I mean, but it, it gives you a good guide, OK, as Melinda said, once you get past that sort of, Let’s say 15 to 20, but in this, let’s say around 20, you are probably moving out of Brisbane City Council.
5:30: And I think you’re going to other shires then.
5:32: That’s right.
5:32: I think that that some of these results actually talk to the affordability, story that is unfolding across all of Australia, and certainly that is the case here in Brisbane, because what we can see based on the results, which we will go through in this episode, is that there, where there’s a chronic under, Supply of properties, there’s generally, a greater misalignment in the buyer and the seller expectations on price.
5:57: we’re finding that buyers are widening their search to more affordable areas, and in those more affordable locations, typically, and more affordable product types, we’re seeing much greater alignment between buyers and the market.
6:10: So that’s probably one of the biggest takeaways, but, I’d really love to break down this report in detail, Scott.
6:16: We’re going to first go through houses, then we’re gonna talk about houses, sorry, townhouses, and then finally, we’re gonna go to units.
6:24: So we’re really gonna break down all three product types, just to give you, our listeners an understanding of Where you’re going to find the greatest alignment in property price searches and vendor expectations here in Brisbane, and in which product types, and where there’s the greatest misalignment, because both of those, results actually tell a different story about the market.
6:45: Cool.
6:45: OK, let’s jump into it then, and, let’s jump into houses, initially to start with, and obviously, houses in Brisbane, and we’re, we’re talking, Around that 1.5 to 1.2 mark, is that correct?
6:59: So when we’re talking about the inner city, location, that’s the inner 8 kilometer ring, what we find is that the median listing price that vendors or selling agents will list a property for on domain.com.au is $1.5 million.
7:16: So that’s that inner 8 kilometer ring for a house on its own lot.
7:20: , where the difference lies is where most property buyers are searching, and the majority, or the median, in terms of the search filters, is $1.2 million.
7:32: So for those that are looking for a house in the inner eight kilometer radius of Brisbane, there is a $300,000 price differential between where buyers are searching and Where sellers are listing.
7:43: So that’s a huge gap.
7:45: And I guess you can just talk about, or we can talk about the fact that this is actually, an issue for buyers that, that may not have alignment with the market, because they will fall further and further away in a market that has been appreciating on a monthly, quarterly, and annual basis.
8:03: So,, it is really important to get an understanding of the market, especially if you’re looking for a house in that inner ring location here in Brisbane.
8:11: The data does not lie.
8:12: It’s saying that buyers are behind the market.
8:15: So, it’s so important, perhaps, to look at the sold tab on domain or RealEstate.com, before you look at the for sale tab, and that’s a big hint for you to get Market alignment upfront because you could save yourselves thousands in the opportunity cost if the market continues to escalate and you’re searching for something that no longer exists.
8:36: Now I’ll test my memory here.
8:37: So if someone’s looking, you know, we’re putting a search in at 1.2 and they’re missing out, and as we said, this, this data came back out in September.
8:47: OK, so, market has moved since then.
8:50: I know that we haven’t got the,, December data as yet, but I know November houses moved 1.8 or 1.9%, I think it was 1.9%., the month before that, again, they moved one point that does, now I’m testing my memory a lot here.
9:08: But again, we, we’ve had great movements, so above 1% now that you had that continual growth month on month, this 1.2 is now moved up, probably closer to the 1.5% anyway.
9:20: So when we’re, when we’re talking that, that 1.5 median price has now probably moved up.
9:25: So this is what we’re talking about when we’re saying, The the missing out, the cost of missing out.
9:30: So if people thinking they can get something for 1.2, where in actual fact it’s selling for around 1.5, so that $300,000 gap in another month or two or three, it, you’re seeing that movement continue to grow.
9:44: So they will be behind, basically be chasing.
9:47: The market and they’re behind the market.
9:49: So it’s going to make it harder and harder, unless you can get aligned with the market.
9:53: Yeah, it’s a great observation, and, and as we move outward into the middle ring, locations and the outer suburbs, that gap actually closes, considerably when we’re looking at the house market here in.
10:07: Brisbane.
10:08: So, for example, those suburbs that are in the middle ring locations between 8 and 20 kilometers from the CBD, the median listing price in Brisbane is $998,000 and the median searched price that buyers have filtered is $900,000.
10:26: So now, our price.
10:28: Price gap has dropped to $98,000 which is one third of the price gap, if I could use my words correctly today.
10:37: It’s one third of the price gap that we saw in the, inner-city markets in Brisbane.
10:43: So, although it is still quite a significant gap, nearly 10%, in fact, of the, the property value, it’s much, closer.
10:52: In terms of expectations and, and buyer intent.
10:56: So then if we go a little bit further out, and we’re going that 20+ + kilometers, I’ve got your problem now.
11:02: 20+ kilometer out, we’re seeing people searching around that 800 mark, median price of 829.
11:09: So we’ve got $29,000.
11:11: So again, that gap has, has shrunk even more.
11:14: Now, why is that?
11:17: The gap simply widens because we have, more supply.
11:23: So when buyers actually have a lot more properties to choose from, potentially we can see more properties transacting, transacting.
11:31: We actually have more properties that are similar, so it’s easier for buyers to get alignment with the market when they can see that something very similar has sold very recently.
11:40: , and therefore it is likely to be more of a comparable or representative sale.
11:46: As we move in closer to the CBD here in Brisbane as an example, it brings a lot of what we call compositional bias into the data.
11:54: When we’re looking at comparable sales, it’s much harder to find properties that are a really good match for, another property that might be for sale.
12:04: We see a lot of older Queenslander homes that might have had a significant renovation over.
12:08: The years.
12:08: So, they’re quite unique, and it’s very difficult to price something that is unique.
12:12: We see different land sizes, in inner-city locations.
12:16: We might be comparing properties that are on much smaller lots of less than 400 square meters, as well as properties that might be on larger blocks of 800 square meters plus.
12:27: generally, in inner-city locations, there’s just more, change and variability in the types of properties that you will see.
12:34: Now, as You move further out, and certainly when we’re talking, in a lot of the areas that that were built out throughout the 80s, 90s, and even more recently, when we see new estates where the housing, the housing dwellings themselves are all quite comparable, it’s much easier to establish, a price comparison.
12:54: And I think that’s why we definitely see this, more alignment in those outer areas, because there’s simply more properties that have sold recently.
13:02: That are a true comparable, and buyers can see and understand how that value aligns.
13:08: Moving in, we have less, opportunity to compare like for like, and so, it, it takes more experienced operator, or a professional buyer’s agent to really understand and unpack that value, and to be able to determine the difference in value between land variations and property variations, because there can be, a lot of, I guess, objectives.
13:29: Information that comes into pricing a property, but also when there’s a scarce property and something that there’s a high demand for in a location that is, is very scarce, it might have city views, it might be elevated with mountain views, it’s a very subjective price analysis, because how can you put a price on something that is so rare, that’s going to come down to individuals and, and their feelings on the value of that particular rare feature.
13:55: Yeah, and I think the, The size of the block of land, as you mentioned, that’s a really important thing because as, as we start to, to grow, the city’s grown and we’ve moved out and new suburbs have opened up and new estates, as you mentioned, generally you’ve got a very similar sized block of land.
14:11: So they, they came in and it was a similar sized block of land that they would cut up, they’d throw the houses on.
14:16: Again, sometimes in estates they’re fairly similar, a little bit of variety, but not as much variety as what you’ve got as you come in closer to the CBD.
14:23: , where, as you said earlier, with the size of the land, we had the 405s, back in the day, the people with the money probably bought two which created your 8 10s, 16 perch and 32 perch back in the day.
14:36: but then as you start to drift out, you’ve gone more of your, your 600 sort of size blocks of lands or maybe your 405s, it’s a, if it’s a smaller block on those estates, so.
14:46: Again, more consistency and, and probably then as you move out away from Brisbane, you’ve probably got more supply.
14:53: That’s right.
14:53: So that, that again, there’s more consistency there and people can probably understand the market a little bit more.
15:00: They can, they can say, oh look, these houses are worth approximately this much and that’s probably why we’ve got that gap that has closed up a lot compared to when you come into the city and you’ve got much more variety, different size land, different types of houses, all those types of things, and, and.
15:16: Even the proximity to transport and all those types of things as well.
15:19: And it is interesting.
15:20: So Domain has confirmed that the largest gaps, are actually clustered in those inner city high value suburbs.
15:27: So in those locations, of course, there’s, there’s limited stock.
15:30: We can’t create more of the, the homes that already exist there.
15:33: , there’s also entrenched wealth.
15:35: A lot of people have generational wealth that may be living in these locations.
15:40: they are high higher income earners, and that is, part of the reason why property values in these locations are higher, because people that do have higher incomes will actually compete against others to, purchase scarce property.
15:54: there’s also much lower turnover typically in some of these locations, so that also, means that there’s typically lower listings.
16:03: , so, more people potentially fighting over, less stock.
16:08: Now, it also means that because there’s that entrenched wealth, some people will stand firm on their listing price, and you might, may find that even if a property goes to auction, and there’s multiple registered bidders, if the seller doesn’t achieve the price that they are wanting to achieve, they’ll simply hold the property, because there’s fewer affordability constraints in a lot of these, more exclusive, more scarce locations.
16:32: So, there’s many reasons why.
16:33: We see that price gap, price, price gap differ.
16:37: If I could speak today, I’d be really happy.
16:39: There’s many reasons why we see that price gap differential, much greater in the inner city locations, in the house market, and, and hopefully our explanation has provided some understanding of why that occurs.
16:51: Now, before we get onto townhouses, which is the next section we’ll go to, the other little thing as well, just so people understand, is also a little bit of local knowledge sometimes, and this is something that people Yeah, you will probably find as you get closer towards the CBD people will want to buy in a in an area where for example the school catchment.
17:12: That can mean so much for people to get their children into a into a school that’s more desirable that they’re looking for to say hey I’ll I’ll, I’m prepared to spend a little bit more again to get and that’s that extra demand going in as opposed to as you get further out, you’ve got less sort of challenges on those types of things as well.
17:31: So little things like school.
17:32: Cats really important when families start to look at homes as well.
17:36: And I do want to make a point, because this, research report by Domain, it’s called the Matching Demand Report for 2025, it was a national report, so it assessed all of the, capital city markets around Australia.
17:50: And, in fact, Brisbane’s inner city, location, so Brisbane’s inner, made the top 10 in terms of the house price differential gap.
18:01: So,, what that means is that Brisbane’s inner locations actually were some of the greatest in terms of the difference between the seller expectation and the buyer search parameters.
18:13: and Brisbane inner had a price gap, which was $800,000.
18:18: Now, you’ll recall, all of the, Suburbs in inner Brisbane, the price gap was $300,000.
18:23: The worst, SA3 region, which is Brisbane Inner, had a price gap of $800,000.
18:29: So that’s huge when you’re talking about some of the, the different expectations that sit between a buyer and a seller.
18:35: Definitely need to align with the market, otherwise you’re Wow, you, you’re $800,000 out of the market.
18:41: Hm, yeah, it’s crazy.
18:42: Let’s, move on now and talk about townhouses.
18:45: Now townhouses are sort of that missing middle, segment of the market.
18:48: It’s, it’s a small compromise.
18:50: it’s a step down from a house that’s obviously a more aspirational, big backyard Hills Hoist type of, opportunity.
18:57: A townhouse still gives perhaps a small yard or a courtyard.
19:01: , a lot of townhouses are part of a body corporate scheme.
19:06: Some are also freehold, so sit more in line with what a small lot home might look like, but they’re much more affordable, and I think because of that, the results of this study have actually showed that, the, the gap between the seller and buyer expectations in the townhouse market in Brisbane is, is much tighter.
19:24: It’s Definitely a a part of the market and I know that the the council look at different things.
19:31: we had some change in the council plan in 2014, I think it was, where there was, they, they tightened up on car parking ratios and things like that, so it made the townhouse, market very, very tight and we didn’t probably get as much supply as well.
19:47: it’s an area I think Brisbane could, Could really benefit from improving that the supply of townhouses and units, to obviously create more housing for Brisbane as well so, If you look at that gap, so obviously, people searching for 900,000.
20:04: Yeah, so when we got the inner city locations, the inner 8 kilometer ring, the average listing price for townhouses up to September 30 being this report was 900,000.
20:16: and the average search, price that people had was also $900,000.
20:20: So, there was no difference between the, the expectations of buyer and seller in the townhouse.
20:26: Market in the inner city pockets of Brisbane.
20:29: Now, you’ll also note that we’ve been talking on this podcast over the last couple of years, just how competitive that segment of the market was.
20:35: So people definitely had more alignment in the, in the townhouse market than they did in the house market, and potentially because of that, they were, able to transact faster, and at a level that the sellers were willing to accept.
20:48: As we move to inner ring locations between 8 and 20 kilometers from the CBD, what actually starts to happen in Brisbane is that buyers have deeper pockets than where the seller’s expectations are, so.
21:01: Up until September 2025, the median listing value for townhouses was $676,000 whereas buyers were searching up to $750,000.
21:13: So, that’s, that’s the complete opposite situation where you’ve actually, Got buyers that are willing to spend, a higher budget than what sellers might be willing to accept.
21:25: Now, in a market like that, of course, buyers generally are able to pick and choose a little bit more, because they’ve got the budget to buy most of what is on the market.
21:34: , as we move out to the outer locations, 20 kilometers plus, the price differential becomes $50,000.
21:42: So the median value, of listed townhouses was $600,000 and the median search filter for buyers was $650,000.
21:50: So that also, was a similar result to what we found in the Middle ring suburbs.
21:55: It’s, that’s, that’s really interesting, and it makes you sort of wonder why.
22:00: They can, people are, people probably aren’t missing out as much.
22:04: Is it, is it the knowledge of the market or what’s, what’s influenced that side of it that is, people are searching higher and obviously being able to afford more.
22:13: Keep in mind as well, just before we jump into that, keep in mind.
22:16: As we said at the start, this is, this is September data, so when you’re looking for a townhouse for 900,000 or I think it was 700-ish, and 600, 650, that market’s moved.
22:29: OK, so it’s definitely, definitely moved, and we’ve gone up from that, that price point when we’re looking at those types of properties.
22:35: So obviously people would would need to be more aligned now to match the market, but it’s interesting how that those pockets out further.
22:44: , from the 8 to 10 and 20 plus, people’s expectations exceed basically what they’re looking for.
22:51: And some of that could be an affordability driven, drift, if you like, into the townhouse market as buyers have been priced out of single dwellings or single lot homes.
23:01: They’ve started to look at more affordable options, so they may have, previously had the budget to buy a house.
23:07: But because the market has shifted so rapidly in the last 3 to 4 years, they’re actually making that compromise.
23:14: They’ve got the budget to buy a house 5 years ago, but they no longer have the budget to buy a house today, so they are looking at townhouses as a, an appropriate way to get into the market, in a product that suits their family or lifestyle.
23:29: the other thing is, in the, Middle ring and outer locations, there’s generally, greater stock diversity.
23:35: So, generally, when you do find townhouses, there’s, a lot more of them in some of those locations.
23:41: As you move into inner-city locations, a lot of the townhouses here in Brisbane might be in small boutique complexes, only of 4 or 5.
23:50: So, obviously, there’s fewer of them, and, and the demand.
23:53: And supply imbalance can often be more out of balance.
23:57: Remember, demand and supply are different to the numbers we’re talking about today.
24:01: These are simply numbers based on seller and buyer expectations.
24:05: It doesn’t always translate into supply and demand metrics as well, I guess.
24:09: Some of your first home buyers as well getting into the market as well, they will, they will look to compromise and say, hey, we’re happy to go a little bit further out and And get a townhouse because we’re getting into the market, it’s more affordable and we can actually get into the property market instead of missing out all the time and as we talked about earlier, the market getting away from them.
24:28: And so I think the biggest thing to take away from the townhouse data from this report here in Brisbane is that,, buyer led conditions do dominate, and affordability and new supply, have really brought search budgets back in line with or above current listings.
24:46: So, that gives buyers, the opportunity to, to buy anything that that is in that market, that, that is listed, because they do have the budget.
24:55: For it, so it’s a more affordable option for buyers in each of those locations.
24:59: So the next section is the the units, and obviously we touched on townhouses, units and townhouses are obviously in the same data, when we report on that.
25:10: That is in our monthly updates as well.
25:12: But when you’re looking in units and, and wow, this.
25:15: The unit market has been hot, in Brisbane for, for months now.
25:21: before we jump into, and I, and I’ll, I know we talked about the numbers, but when we mention at the start of this and we’re about to mention a $700,000 search point for a unit, you will, that is old data, OK, yeah, so you will struggle to get a, a, a decent townhouse, or sorry, unit I should say, in Brisbane inner, in the 0 to 8 kilometer ring for this $700,000 mark, but.
25:45: , people searching, they’re searching around that $750 mark, they were.
25:49: That’s right.
25:49: So up until September 2025, the median value was $700,000 of course, in recent episodes on this podcast, we’ve talked about that huge price surge off the back of the announcement of the first home buyer guarantee scheme.
26:03: Now, a lot of the data that is in this report also supports, some of the, the reasoning behind why we’ve seen that surge in buyer activity in this segment of the market.
26:12: So, whilst in the inner-city locations, the inner 8 kilometer ring, sellers were actually listing around that $700,000 price point.
26:20: Buyers were searching at $75,000.
26:22: So, most buyers that were in that market could afford the product that was being listed.
26:26: In fact, they had $50,000 of change, based on the budget that they had to buy, and the, the median value of properties that they were searching for.
26:35: As you move out into the middle ring locations, that is 8 to 20.
26:39: Kilometers from the Brisbane CBD, the average price, was $550,000 and the median search, price was $650,000.
26:50: So, in these markets, buyers had an extra $100,000 to spend.
26:54: And then in the outer ring locations, the average, or the median, listed price was $630,000 and the median search price was $700,000.
27:03: So, buyers had an extra 7,000,000.
27:06: $000 that they were, they were, you know, had in their pocket based on listed prices, and the prices that they could afford to pay.
27:13: Now, this tells a story about affordability.
27:16: this is definitely the shift that, that we have been seeing over many months, and I would say, arguably the last couple of years here in Brisbane, as people have been priced out of the house market, and we could see in that house market the difference still, between where some buyers are searching and where Properties are being listed.
27:34: There’s still some buyers that are out of alignment, but others have shifted to look at different dwelling types, and there’s much better alignment between the budgets that people are looking to spend, and the, the prices that properties are being listed for in the locations that people are searching.
27:50: See, I, I find those numbers really interesting and a little bit confusing sometimes.
27:54: if you go back up and look at that, your, your inner area, 0 to 8.
28:00: , median 700 search price 750, then we’ve dropped down to 550 to 650, so 550 for the, the listing, $650 for the search.
28:11: You go further out and the price goes up again.
28:14: Yeah.
28:15: so 650, 630 I should say, and the search price of 700, so.
28:20: A lot of that is, potentially due to the fact that a lot of the newer stock existed in those outer ring locations between, or 20+ kilometers from the CBD.
28:30: Now, remember, this is a really important fact for people to take away.
28:33: When you’re purchasing a dwelling, you’re purchasing partly a land component and partly a building component.
28:40: So, obviously, when you’re buying something that is a little newer than something else.
28:44: The value still is retained in the building itself.
28:46: However, over time, buildings do depreciate, so they lose value.
28:52: whereas the land that the building sits upon is the component that appreciates or increases in value.
28:57: So, not all land is created equal.
29:00: We definitely see that the square meter of land here in Brisbane is valued very differently depending on where it is located, so.
29:07: If you’re looking at property from an investment perspective, you must consider the value that sits in the land itself, versus the value that sits in the building, and assess what are the, what, how much am I spending towards this building, and how much of that value might be depreciating in the future.
29:23: Therefore, we lose that value in the future, and, we are able to offset that against our tax.
29:29: So, these are all of the reasons why.
29:31: Getting some strategic investment advice, based on your circumstances makes perfect sense, because not all investors are looking for depreciation benefits.
29:41: More some investors are looking for more capital growth than cash flow, and really investment strategy needs to be tailored based on an individual’s circumstances.
29:50: I’m glad I asked that question in a roundabout way because you explained it perfectly for our listeners.
29:54: So, and as you said, you pay more for that new product, which is what they’re, what they’re producing further away from the CBD.
30:00: , as opposed to coming in closer, because, it’s not being produced in those areas either.
30:06: And so, you know, as was the case in the townhouse market here in Brisbane, in the unit market, it’s still buyer led, so buyers are still, definitely searching with the budgets that can afford to buy the product, and perhaps that’s why we’ve seen this huge demand in this segment of the market as well.
30:22: And when something becomes available for sale, especially in The inner city and middle ring locations, we see multiple offers.
30:30: This has been the case for many months, as we’ve been talking about on this podcast, and a lot of those prices have been pushed up, simply because buyers are searching with higher budgets than where properties are listing.
30:41: So potentially, sellers have had some, strong upside, surprises when they, they see all of the offers that have been presented there.
30:49: And I, I think overall, When we look at this, this data and this report, it’s pretty consistent all over Australia.
30:56: I mean, it’s just obviously different price points and factors like that, but we do see a fair bit of consistency in that type of thing as well.
31:05: Yeah.
31:05: And look, you know, I think it’s important to also note that, affordability is sort of reshaping some of the, desirability for property, some of the, the ways people are, are, I guess, Searching for property, the decisions people are making about property.
31:23: If we were having this conversation 10 years ago, you know, some of these figures might be very different, but the reality is property prices have escalated so rapidly, incomes and wages have not.
31:35: However, there are still affordable options in all markets, depending on where and what you’re wanting to buy.
31:41: I think some of the, the things that we’re seeing play out.
31:43: Is that for those that are looking to get into the market, perhaps what they’re looking to buy is not aligned with their budget, but there will be something that they can buy, that may be aligned with their budget.
31:54: So, compromise is obviously something that all buyers need to consider to, to stay within a certain budget, and getting advice from professional, qualified property investment advisors can really help people understand, you know, where should we actually make those compromises.
32:08: , without impacting on the long-term desirability of what we buy or the long-term performance of the asset that we’re looking to buy.
32:16: Now, it’s not a new thing, but we do often, and we talk about this a lot, everyone says that a buyer thinks their house is worth, sorry, a seller’s worth, think their house is worth a lot more, and a buyer thinks the house is worth, worth a lot less.
32:30: So I know you mentioned earlier, but what would be your tip for someone?
32:34: That’s starting to look for property and, and setting up a search.
32:37: Yeah, I think that definitely alignment with the market is critical.
32:40: Have a look at the sold tab on realestate.com or domain in the locations that you’re wanting to buy as the first step, so that you can understand what properties are actually achieving.
32:51: Remember, by the time they’re hitting that sold tab, sometimes they are a little bit older, so the market may have moved since those transactions.
32:58: Have taken place.
32:59: But we always recommend have a look at sold properties before you go to the for sale tab, because agents can play around with the filters in terms of how they’re listing properties, but once a property transacts, that’s, you know, a, a firm sale, and that’s gonna give you a much better understanding of what the market was prepared to pay, rather than what an agent hopes that the market might be prepared to pay or otherwise.
33:22: Someone’s not sure of how the market’s moving, they should obviously listen to our market updates because we’ll give them that information, obviously that is a month old, and obviously you need to update that as the market moves along, or they can reach out to streamline property buyers and we’ll help them understand the market as well.
33:36: Absolutely.
33:37: That’s it for today.
33:38: Perfect.
33:39: hopefully that helps.
33:40: Look at that gap between obviously, searching and buying, and hopefully that’s helped everyone understand.
33:47: , what we sort of, what, what, domainers came in with this matching, demand as well.
33:53: So, hopefully that’s been a good episode for everyone, and you’ve learned a little bit there, and there’s been some good tips.
33:59: as usual, I will let Melinda wrap things up, and, we’ll talk again next time.
34:03: Thanks very much for listening.
34:04: Bye for now.
34:05: As you start your property search throughout 2026, I do hope that the results from this survey that we’ve shared in today’s podcast episode will help you get a line.
34:14: With the market faster so that you don’t fall behind, and that there’s no opportunity cost of delay for you.
34:19: But we hope you have enjoyed this episode.
34:21: If you have, please share with friends and family.
34:23: We would love for you to leave us a review.
34:26: don’t forget to hit subscribe if you are watching on YouTube, and we look forward to speaking with you again in a couple of weeks’ time.
34:33: Bye for now.