In this episode of the Brisbane Property Podcast, Melinda and Scott look beyond the headline Brisbane market data to examine what is happening at a suburb level.
While Brisbane remains undersupplied overall, buyer conditions are starting to vary depending on location, property type and buyer demand. Some suburbs are seeing more fresh listings come to market, while others are tightening further, making it harder for buyers to find suitable opportunities.
In this episode, we cover:
- The difference between new listings and total listings, and why both matter.
- Why Brisbane is still undersupplied compared with long-term averages.
- The suburbs where buyers are starting to see more choice.
- The areas where listing volumes have tightened further.
- Why more listings do not automatically mean bargain buying opportunities.
- How seller motivation, buyer demand and days on market can influence outcomes.
- Why suburb-level analysis matters more than relying on broad Brisbane market headlines.
- The importance of combining data with local, on-the-ground insight before making property decisions.
For buyers and investors, this episode is a timely reminder that Brisbane is not one single property market. Understanding what is happening at a local level can help you make more confident decisions and avoid costly assumptions.
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Transcript
0:00: Today we’re looking beyond the headline Brisbane market data and getting into some suburb level trends.
0:05: Because whilst Brisbane remains one of the strongest markets nationally, the experience for buyers is starting to vary quite a lot depending on where they’re looking.
0:15: Brisbane.
0:15: is still undersupplied overall, but some pockets are giving buyers more choice than they had only a few months ago.
0:23: We’re gonna unpack this and more in today’s episode.
0:26: Hello everyone, and welcome back to another episode of the Brisbane Property podcast with Scott and Melinda Jannison.
0:31: And today we’re going to get into talking about some listings.
0:35: Yes, we often talk about supply when we’re talking about the Brisbane market, and we have consistently been talking about the fact that Brisbane is an undersupplied market.
0:46: So supply, of course, can come through in listing volumes, that’s the number of properties currently available for sale, and it can also come through and be represented.
0:55: By the number of properties that are being approved to be constructed, the number of buildings being completed, and the number of new sales coming to the market.
1:04: Today, we’re specifically focusing on the listing volumes, that’s the number of properties available for sale on the major real estate portals.
1:11: And we are going to be breaking down the types of listings, because some properties are considered new listings when they’ve just.
1:18: Come to the market within the last 30 days, and then we also get to assess total listings.
1:23: That includes those properties that perhaps have been sitting on the market for 23, or 4 months, and we’re going to be able to compare which areas have got a lot of stale stock, which areas have got a lot of new stock, and why this is happening, and we will be breaking it down to a postcode level.
1:39: So lots to unpack today.
1:41: It’s, it’s interesting this one, and I know we talk a lot in-house when we’re talking about because we focus on Brisbane compared to the rest of Australia and quite often we sit down with the team and we’ll talk about what other capitals are doing and how they’re trending as well, and we see that listings for example in Sydney and Melbourne and those places are quite high, but yet in Brisbane, it has been for quite a while now, and even, Of late, it’s been record listing low listings, which has put a lot of pressure on the market.
2:11: Obviously a lot of interest and a lot of people looking to buy property so that supply and demand has been way out of whack so.
2:16: This information is quite interesting to to see what’s happening, what’s trending at the moment, and what our new listing is and what our total listing is, and breaking that down a little bit.
2:24: Yeah, that’s right.
2:25: So obviously when you look at a graph of the total number of listings across all of Greater Brisbane, historically speaking, we have been sitting around 28,000 to 32,000 listings available for sale at any particular month.
2:41: Now, more recently, those volumes have been below 15.
2:45: 000 total listings.
2:47: So, more than half of what some of those long-term trends are.
2:50: So, we’re going to be breaking that down even more now to a suburb level, because it’s not the same across the board.
2:57: It’s not the same everywhere.
2:59: And we, it’s really important that people are mindful of that.
3:02: Of course, we talk about the fact that Brisbane is not a single property market all the time.
3:07: Although we do make reference a lot to median trends, or, you know, what the market as a whole might be doing here.
3:14: In Brisbane, but it’s so critical to understand what’s happening at a suburb level.
3:18: And this has been coming through, really from, from March onwards, when the unrest began over in the Middle East.
3:25: We started to see more uncertainty in some markets, and we started to see listing volumes increase.
3:32: We started to see more properties become available for sale.
3:36: And in other areas, we actually saw those listing volumes decrease.
3:40: There were fewer, or there were fewer properties.
3:42: Available for sale.
3:43: And this can be a result of the, the type of people that are in that market.
3:49: It can be a result of the composition of the sellers that exist in that market as well.
3:55: Now, of course, since March, we’ve had a number of, or we’ve had interest rates increasing.
4:00: We’ve also had those big changes to the federal, big changes as a result of the federal government, especially in relation to tax benefits for property investors.
4:11: And this will shape the, the market in a different way in the months ahead.
4:16: So whilst we’re going to be tracking listing volumes over a 3 month period up to the end of April, what will happen in the coming months will also vary a lot, depending on the composition of the sellers in those areas, and we’ll unpack that a little bit more as we’re talking about specific locations.
4:34: So it is important that the listeners do understand that, that this is up until the end of April.
4:38: OK, so this information we’ve got here now.
4:40: The information that we’ve got here and what we’ve probably seen on the ground as well is, look, Brisbane is still growing, and we’re still seeing that.
4:47: Is it as frenzied or is the pace the same?
4:50: Probably not.
4:51: We’ve probably seen things, Soften soften or slow down, whatever, however you wanna call it, and it’s, it’s interesting when we do talk about that and I always say to people, people always say oh you know is the market still as crazy or is it still going, it’s, it’s still a very competitive market, it’s probably getting, Almost back to oh I I can’t remember what normal was like actually, but almost, you get it back to a normal sort of pace as opposed to that frenzied pace of, you know, listings that get properties getting listed and sold on a weekend and straight away so a very turnover and obviously that chews into the listing numbers when you’re selling properties that fast so, Don’t forget, yeah, what we’re seeing on the ground is it has slowed a little bit, as you said, interest rates, federal budget, unrest in the Middle East, so those things are having an impact.
5:34: But we’re still seeing, you know, yes, there’s still good numbers when we’re going to opens and auctions as well.
5:39: Sometimes, not always, and again, depending on the location and depending on the property type, but we are also hearing that there’s a lot of uncertainty from sellers.
5:47: The selling agents that we are talking to are telling us that sellers are quite often a bit unsure as to whether now is the right time to be.
5:55: The property for sale.
5:56: Now, remember, there’s always going to be sellers that have the ability to make a choice as to when they sell, and then there’s going to be other sellers that, perhaps making a decision that’s more of a knee-jerk reaction.
6:07: They may be panicking, they may be locking in, capital gains before tax changes come into effect.
6:14: So there’s a lot of other areas, perhaps that are more influenced by people that are making quicker decisions, and perhaps they need to sell as opposed to being able to hold onto assets for longer.
6:25: So sometimes these sorts of trends can come through in changes, especially short-term changes to listing volumes, and that’s another reason why we really wanted to unpack this today.
6:35: So the, the, as you said earlier, the, the information we’ve got is there’s a list of new listings and obviously total listings.
6:42: Yep.
6:42: So breaking that down, obviously, you know, new listings coming to the market, fresh stock, and total listings are obviously all of the stock that’s on the market.
6:51: Yeah, so in areas where we’re seeing a lot of fresh listings, it tells us that, That something’s shifting in those areas.
6:57: If we’re seeing new listings all of a sudden increase dramatically in a, a particular location, we need to understand why that might be happening.
7:05: Data leads to the, the ability to investigate further.
7:10: Now, of course, when we start to see some trends occurring in specific locations, we can take a deeper dive into, well, who are the owners in that location?
7:18: Is it an owner occupier dominant area?
7:20: Is it an investor dominated area?
7:23: Why would they be selling, right?
7:25: Now, in these uncertain times.
7:27: What are we seeing on the ground, and how do we overlay that on the ground experience with what the data is telling us?
7:32: And then with all of that information, we can form a very confident opinion on why this might be happening.
7:40: And we’ve talked a lot.
7:41: Brisbane’s been in a doom, not a doom market, goodness, it’s been in a boom market for most of the years post-COVID, but for a very short period when interest rates were increasing back in 2022, I think.
7:55: But what we, what we have seen more recently is that, yes, there’s going to be market fragmentation, there’s going to be some areas that continue to perform very well, and there will be other areas that do begin to soften.
8:07: As the, the budget impacts roll out, and also as affordability constraints become more problematic for many parts of Greater Brisbane.
8:17: So, obviously, if new listings rise, but total listings don’t rise a lot, it also tells us that there’s a lot of sales activity, that, that, that new listing, Activity is being absorbed by buyers, but if new listing activity starts to rise, but total listing volumes also rise at the same time, it tells us that the buyers have potentially dropped out a little bit of that market.
8:41: We’re seeing more opportunities for people to buy, more, more stock available, but we’re seeing fewer buyers perhaps transacting.
8:48: And again, these are some of the indicators that as professionals, especially, When we are on the ground and overlaying that on the ground experience with what we’re seeing through the data, we’re able to actually form a complete story and help people understand trends that are occurring across the market.
9:03: That is interesting as well that when you talk about different trends because you would think that if there’s more listings in general, that buyers will have more choice.
9:11: So there’s more opportunity to buy more properties because there’s more properties coming in the market.
9:15: But as you just said, why are there more properties?
9:18: Coming onto the market and what is the trend that’s causing that as well.
9:20: That’s right.
9:21: And of course, the buyer depth also will vary depending on location.
9:25: And so if we’re seeing more listings come to the market, more, more new listings, that’s great in an area where there’s strong buyer depth, because buyers do have more choice, and they can still buy quickly, and properties will still transact, and sales volumes will be maintained.
9:42: Whereas when we’re seeing, Those sales volumes drop in a market that listing volumes are increasing, yeah, that’s something that we need to be taking a deeper dive on.
9:52: Yeah, and.
9:52: And then I guess on the, on the flip side, when things have tightened up and if buyers are looking in certain locations, they need to be prepared, they need to be organized, they need to be ready to move because if it’s if it’s short on stock they need to be able to jump in fairly fast and act, I won’t say fast I suppose but act, act a bit quicker because there’s less less available stock to buy.
10:12: Yeah, of course in listing volumes if we’re seeing new lists.
10:15: Things shrink month to month.
10:16: We’re seeing less new properties become available for sale.
10:20: Obviously, that means as a buyer in that market, you’re going to potentially have to wait a little bit longer to find the right opportunity.
10:28: Obviously, there are properties that do transact off-market.
10:31: They’re not going to be captured in listing volumes, because they are obviously the properties that are listed.
10:38: but when we’re starting to see total listings fall, new listings fall, and strong buyer depth throughout on the ground observations, sometimes that can actually mean a market that that has more price pressure to go.
10:49: And of course, that’s why we often talk about the fact that quantitative research being the data, is great, but it must be overlaid with local knowledge, and that qualitative information that you, you actually gather by being on the.
11:03: Around and understanding who the buyers are, what the buyer depth depth is, how many buyers are turning up to open homes.
11:08: These things actually do matter because it forms a full picture of what’s happening out there.
11:13: So, should we jump into some numbers?
11:14: Let’s do that.
11:16: Let’s jump into there now.
11:17: We can, we can talk more on, on other things as we move through, but if we look at listings, so the highest amount of listings, we’ll break it down into different sections for our listeners.
11:27: So new listings.
11:28: And we look at the highest amount of new listings, and we’ll just run through some, some suburbs if you like.
11:33: Yeah, so the suburb that saw the greatest increase in the number of new listings over the three months to the end of April was Rothwell out on the Redcliffe Peninsula.
11:44: A 200% increase in new listings over a three-month period.
11:50: Following that, in number 2 place was Salisbury.
11:53: Suburb to the south of the Brisbane CBD, postcode 4107, and Salisbury saw a 114% rise.
12:03: So after that, we’ve got Capea and Orana Hills in the Moreton Bay area, the southern part of Moreton Bay, and Brisbane.
12:10: Or Capea is actually Brisbane, sorry, and Orana Hills is, is part of Moreton Bay in the southern part.
12:15: So 4054 on a suburb, on a postcode.
12:18: And that was 108.7%, followed by Loganholme at 92.31%. Now, in fifth place, we had Petrie, which is a suburb in the Moreton Bay region as well, right near the, the Sunshine Coast University campus at Petrie, on the train line through to the Sunshine Coast as well.
12:40: So postcode 4502 saw an increase over the three months in new listings of, 61.5%. Out to the western suburbs, Jindalle, Middle Park, Mount Omni, 4074, had an increase of 44.12%. And then green slopes in the inner south as well, a 44% increase in new listings over a three month period.
13:05: Kippering, again, that’s out towards that Rothwell sort of area, Kippering, 4021, increase to 35%.
13:13: and we are back out in the western suburbs with Cinnamon Park and 17 Mile Rocks, experiencing a 33.3% increase in new listings over three months.
13:23: And number 10, Coopers Plains, 4108, 33.33.
13:29: So if you’ve been a buyer shopping in any of these suburbs that we’ve just listed in the last three months, you will have found that there was More opportunity to see new products coming onto the market, you would have had more choice, and that’s actually a relief for some, especially when markets have been so tight.
13:48: However, these are some of the areas that need to be watched carefully, because if this trend continues, a deeper dive into the why, and overlaying that with sales volume evidence will be required to get it.
14:00: Understanding as to whether we’re starting to see markets that potentially don’t have the buyer depth.
14:06: Remember, we’re not covering buyer depth today.
14:08: That comes from local knowledge.
14:10: We know that when we’re out and about on the ground.
14:12: These are just, this is giving you a top-level indication of where there’s more choice for buyers.
14:17: And obviously, when there’s still buyers lining up and, and properties are transacting very quickly, those markets are not Not at risk of price falls, where we don’t have that buyer depth and days on market is, is, you know, getting longer, then that’s where we could see some price softening.
14:34: Now, I know you did talk about it earlier on when you’re talking about total of new listings and total listings, and combining that so when you get a, a higher amount of both of those.
14:43: Now if we jump into the total listings, and we will overlap a couple of these, I guess, so.
14:50: Number 1 is Salisbury, Salisbury was sitting at number 2 in the in the new listings side of things, so total listing Salisbury is at 150%.
14:59: Yeah, so that tells us, obviously there’s been 114% increase in new listings, but a 150% increase in total listings.
15:08: So there’s still some old stock that’s not selling in that suburb.
15:12: Again, needing to overlay that with sales volume, evidence, and buyer depth to get an understanding of what that actually means if you are in that market.
15:21: in number 2 for total listing volume change, we’ve got Rothwell.
15:25: So, both Rothwell and Salisbury sitting in number 1 and 2 positions across both listings.
15:30: That’s new and old.
15:31: Rothwell saw a 90% increase in the total listing volume.
15:37: Change over the three months, so a 200% increase in new listings, but only a 90% increase in total listings.
15:44: number 3, Petrie.
15:46: So Petrie’s at 56%, and remember back Petrie was sitting in number 5 in the new listing list at 61%.
15:55: so Logan Holme comes in, in number 4 position for the total change in total listings, that’s at 54% over the three months.
16:04: After that, Virginia, Benno and Nudgee, that wasn’t in that, top section.
16:09: So Virginia, Bennyo, Nudgee, postcode 4014, 51%.
16:14: And then we’ve got Jinerle, Middle Park, and Mount Omany.
16:18: They were sitting in sixth place for new listings, they’re sitting in sixth place again for those older listings, which is total listings, 49.3% change over the three months in the total volume of properties available for sale.
16:32: another new one here, Boona, 4310 at 37% in total listings.
16:38: And then we’ve got Northgate again in the inner northeast of the Brisbane CBD, 35% increase in total listings over the three months to the end of April.
16:49: Number 9, Coopers Plains, it was sitting at number 10 previously, 33% with new listings, and total listings at 34%.
16:56: And in 10th place for changes in.
16:59: Total listings over the three months.
17:01: We’ve got postcode 4503 in Moreton Bay.
17:04: That captures quite a wide geographical area, including suburbs such as Griffin, Kalanga, Dakarin, and Marumba Downs.
17:12: So, these are the areas where buyers have had more choice in the last 3 months to purchase properties.
17:18: Again, these can, these, these suburbs need to be watched to ensure that we’ve still got the buyer depth there.
17:25: Otherwise, we may start to see Some price softening.
17:28: However, you know, we’re just explaining one side of the equation today, and obviously there is information available if you’re wanting to overlay this with sales data, and that’s what we obviously do for our clients in-house.
17:40: So we’ll flip it over now to the lowest listings, so where it’s, where it’s very tight for all the buyers out there.
17:46: And if we go to new listings on the lower side, we’ve got Wyndham and Wyndham West, 4178-28%.
17:56: Actually, we’re gonna go in the opposite direction.
17:58: What we, what we, I’d prefer to do, and again, let’s go top-down.
18:02: So let’s, let’s talk about the location where newest listings fell the most over the three months.
18:08: So, in the three months to the end of April, Fairfield, which is in the inner southwest of Brisbane, it declined in the terms of the number of new listings available by 63.1%. So that’s a Huge decline, buyers shopping in that area would be, yeah, feeling frustration if there’s, there’s not a lot of new listings coming to the market.
18:31: Number 2 is Wakeley, 4154 postcode, 53%.
18:37: And then we’ve got Tingalpa.
18:39: Tingalpa changed 42%.
18:42: So again, a lot less, a lot fewer options for buyers.
18:46: Number 4 in the inner north area, Hendra and Clayfield, 4011.
18:51: 39%.
18:53: And then we’ve got Eaton’s Hill in Moreton Bay once again, and a drop of 35.3% in those new listings.
19:02: Number 6, Cannon Hill, Norman Park and Morningside, postcode 4170,-33%.
19:09: And then in number 7, we’ve, in 7th place, we’ve got Rocklea, really small suburb, not many residential properties in Rocklea, largely an industrial area, but a change of 33%.
19:19: It doesn’t take much, much shifts for those numbers to, to vary.
19:22: We had 8 new listings in, In April compared to 3 in February.
19:28: So, yeah, not a lot of, not, not a lot of numbers, that’s right.
19:32: So number 8, Corinda, Graceville, Sherwood, and Oxley, 4075,-32%.
19:39: Apologies, I’m just gonna correct myself from Rockley.
19:42: We had 3 new listings in February and 2 new listings in.
19:45: April.
19:46: So I know that calculates to be 33%.
19:49: I just quoted an incorrect number, so I just wanted to circle back on that one.
19:52: So, not on a, a high number of listings there at all.
19:56: Now, we’ve got Auckland Flower and Toowong in ninth position, a change of 30.8% over the three-month period, and coming in at number 10, Win and win and win and win and West with 28%.
20:10: Now, obviously, these are the areas where we’ve seen new listings sort of shrink in the last 3 months.
20:16: Let’s talk about those areas where the total volume of listings is also shrinking, so perhaps we’re seeing buyers purchase more of the older stock that’s been sitting on the market, as well as absorbing some of that new stock, so.
20:29: Again, not a surprise in number one place, Fairfield.
20:33: Yep, 50 53%, and don’t forget the new listing side of it was 63%.
20:37: So yeah, very tight in Fairfield.
20:39: And, Tin Galper came in at second place in terms of listings going down, a change of 47.2% over the three months.
20:47: And Wakeley,-27%.
20:50: So those three suburbs were also in the top 3 of the, the tightening for new listings as well.
20:57: In 4th place, we’ve got Rock Lee, again, very low volume, so we’ll treat this data with caution, but a change of 27% in those total listings.
21:07: Number 5, we’ve got Annaley.
21:08: So Annale was-15%.
21:11: So Annalee didn’t make the list for a change in new listings, so still saw new listings above the, the.
21:18: Level of other locations, but those total listings tightened.
21:22: So people were buying some of the older listings across that three month period.
21:26: Auchinflower and Toowong came in at 6th place with a change of 14% of total listings.
21:32: number 7 wasn’t on the top section, so Bridgeman Downs and Albany Creek to the north,-13%.
21:38: Then we’ve got Cannon Hill, Norman Park, and Morningside.
21:41: Total listings were down 10.4%. Cooperoo, total listings down.
21:47: 9.2% and in 10th place.
21:49: Wyndham and Wyndham West again at-8%.
21:53: So we’ve run through those locations fairly quickly.
21:56: It does give you a top level indication of where it’s going to be harder to find properties that are available for sale when you’re looking on those online portals, but also the areas where you’re going to have more choice based on the number of properties that have become available.
22:12: This is useful.
22:13: Information to you as a buyer, especially if you are looking in some of these pockets.
22:17: Of course, we’re tracking this internally for every suburb across Greater Brisbane, because it’s important for us to be, you know, understanding these trends, and the reasons why they’re happening.
22:28: It gives us the ability to educate our clients around what does make a, a solid investment.
22:36: and yes, perhaps we’re going to see a shift in strategy that people might follow in In terms of, you know, some of those tax changes, but the underlying fundamentals for property investing certainly have not and will not change.
22:48: So these things do matter, and we certainly wouldn’t want to see anyone making a knee jerk reaction to change a strategy based on tax settings.
22:56: Talking strategy, so I guess if there’s areas with more choice, buyers shouldn’t just assume that, you know, there’s going to be bargains out there either.
23:05: No, I mean, again, it does.
23:07: On buyer depth, and we are seeing some sellers actually hold firm on price.
23:14: So, a property will only transact when you’ve got agreement between a buyer and seller on price.
23:20: So, even instances that, you know, we’ve seen whereby there’s been multiple buyers put forward an offer on a property, in the event those multiple offers do not meet the expectations of a seller, it doesn’t guarantee that the property will go under contract.
23:35: Or that the, the property would sell.
23:37: And we’ve, I actually recall several instances in the lead up to budget night where, you know, our team even were involved in multiple offer scenarios on some properties.
23:48: Certainly, agents that we were talking to that, you know, were encouraging those positions.
23:54: And then, of course, the seller didn’t accept those offers.
23:58: Obviously, post-budget, things changed, and Some buyers certainly dropped off, and some of those properties are still available for sale today.
24:05: So, it is interesting that, you know, when the seller’s expectations are not met, sometimes it takes more than multiple offers being put forward in front of that seller for them to actually meet the market.
24:18: Sometimes time is required, you know, multiple open homes, selling agents actually having the time to educate them around where the buyer interest sits.
24:28: some of those properties may never sell, but some of those properties, eventually, the seller may meet the market, or alternatively, there may be a buyer that’s prepared to edge up to actually ensure that that that can come together.
24:41: But remember, there’s always two parties to a transaction.
24:43: That’s why I guess we sometimes laugh when we, we hear people saying, we bought this $50,000 under market value.
24:50: It’s like, OK, there’s sometimes motivation for a seller to let go, but they’re not gonna sell for a bargain.
24:55: Just because, you know, there’s motivation, sellers are still always looking for the best possible price, and usually the selling agent that they have engaged is there to ensure that they get that.
25:04: So, you know, properties will always transact for market value.
25:08: The transaction itself creates the new market value for that property.
25:12: If you keep an eye on the days on market as well.
25:13: I mean, and that sometimes, as you just talked about, the motivation of the vendor could change if it sits on the market a little bit longer.
25:20: But don’t, don’t just assume that it is going to sit on the.
25:22: Market longer.
25:23: That’s right.
25:23: You still, if, if it’s something that is a good asset, you know, you’ve still got to act fairly quickly.
25:28: That’s right.
25:29: Because it, it could sell pretty quick as well.
25:31: So again, as you just said, it does depend on the motivation of the seller, the vendor.
25:35: If it’s sitting on the market a little bit longer, it might give you a little bit more power to, to negotiate.
25:40: But we’re not talking about absolute bargains here either.
25:42: Definitely not in Brisbane at the moment, I don’t think.
25:44: No, and again, you know, more listings doesn’t automatically mean bargains whatsoever.
25:49: It just means.
25:50: Buyers have more choice, and sometimes more time, which is, you know, a luxury, to be honest, given some of the buying conditions that we’ve had in recent months and certainly across recent years.
26:01: So, you know, when we have more choice, we are able to take more time, sometimes, to assess the, the opportunities and, and find the best match.
26:10: But of course, that’s where professional guidance can often assist buyers in, in ensuring they’re not making a, a mistake.
26:18: So if we flip it again if we flip it the other way and the areas that are very, very tight with listings, obviously for buyers they have to be ready.
26:27: Be prepared, have your finance ready, have everything lined up because when that property does come along, there’s a chance it could sell sell pretty quick because there’s not a lot.
26:34: To offer and that is the case when the buyer depth hasn’t changed.
26:38: Certainly if you find that listing volumes have shrunk, but also so has the buyer depth, then you may not have to be as quick with, with your actions as a buyer, but we would certainly always prepare buyers in Who are looking in areas where we know listings are very tight, when they’re looking for something that is a specific type of home, for example, it is important to be ready to act quickly, because sometimes you don’t know the buyer depth until the right opportunity presents itself, and it is important that you are ready to buy, that you are finance ready, and that you are prepared to act quickly in markets where there’s very little supply.
27:15: Yeah, I think, as you just said, your finance, but or or your terms.
27:19: Have everything lined up ready to go, because that’s where it’s going to be competitive, and that’s where you need that little edge as well.
27:24: Yeah, tight stock environments or areas where listing volumes are lower will generally mean competition is going to be a little bit more fierce, so you do need to be more competitive outside of price alone, which we’ve talked about many times on this podcast.
27:39: Being finance ready, having strong conditions outside of price can often be the way that you get your Foot in the door ahead of other buyers.
27:47: When we talk about the listings, so more listings, you know, obviously that doesn’t mean that it’s a weaker market at all.
27:53: It’s the quality of stock, buyer depth, and how it’s absorbed and the rate that it’s absorbed as well.
27:58: Yeah, as I’ve said, you know, earlier, we need to use listing volumes as one indicator only.
28:04: We should also be tracking buyer depth, we should be tracking sales volumes, days on market, all of these things combined tell the story of what’s actually happening.
28:13: And getting an understanding of who the sellers are, what the demographic of the location is, what the affordability indicators are, all of these things help to paint a picture as to why some areas are actually trending upward in terms of the number of properties available for sale, and potentially why some areas are trending downwards.
28:30: And we see that in normal market conditions where, you know, people start to sell for reasons that perhaps are not discretionary, but they perhaps Have to sell for other reasons as well.
28:42: Did you want to, throw a message out to everyone?
28:44: I mean, obviously when we talk about different markets and, and as I, I think I started with this when I was talking about how we track Sydney and Melbourne and other, other capitals compared to to Brisbane, and we do talk about it a lot that there’s different, there’s markets within markets and there’s all different sections around Australia as well.
29:01: Yep.
29:01: I think the biggest message for anyone listening to the podcast is that Brisbane’s not a single property market.
29:06: And I think that the information that we’ve shared today is further evidence of that.
29:10: We’re seeing more choice in some pockets, but very tight conditions in other pockets around Greater Brisbane.
29:17: And that’s why buyers need to understand the micromarket that they’re purchasing in, rather than relying on broad headlines for the whole of the capital city market.
29:25: So the right strategy will look very different, depending on the suburb that you’re looking to buy in.
29:31: The price point, of course, Because we need to understand affordability indicators, and also the type of property that might be your target.
29:39: These things all need to be considered to ensure that you’re making a strategic purchase, whether it’s a home or an investment.
29:46: Obviously, understanding the conditions you’re buying in can make an enormous difference.
29:50: And I think the opportunity in this market, it’s not just the timing in the market, it’s understanding the market and suburb by suburb levels, as we talked about as well.
29:58: That’s right, yes.
30:00: Excellent.
30:00: Well that’s, that’s a bit of a wrap on some listings.
30:03: We will keep an eye on things no doubt and see how things change in the coming months, and I’m sure we’ll update all our listeners so you can understand what’s happening here in beautiful Brissie.
30:11: I know I’ve talked about the weather updates not being great lately coming into winter in Brisbane.
30:15: Bit fresh but still beautiful blue skies.
30:18: Winter up here is beautiful compared to other areas I think so I think we’re pretty spoiled.
30:23: I’m sitting here in a t-shirt and and we say that it’s cold, it’s not really that cold so outside.
30:29: Yeah, so look, hopefully that’s been good information for our listeners.
30:32: As usual, I will let Melinda wrap things up.
30:34: For myself, take care everyone.
30:36: And bye for now.
30:37: Yes, and before we finish up, I just wanted to shout out to Pauline, who works with us over in the Philippines.
30:43: She’s pulled all of this data together for us from SQM Research.
30:46: So thanks, Pauline, for helping us yet again to ensure that we’re delivering quality content to our audience.
30:52: We hope you have enjoyed today’s episode.
30:55: Please share with friends and family.
30:56: Subscribe if you are watching on YouTube, and we look forward to speaking with you again soon.
31:02: Bye for now.