Brisbane’s property market softened further in August, with consecutive months of negative growth confirming a broader slowdown.
In this episode, Melinda and Scott Jennison unpack the latest data and share what the Streamline Property Buyers team is seeing on the ground.
We discuss:
- Brisbane dwelling values falling 1% in August
- The impact of Federal Budget changes on buyer and investor activity
- Rising listings, longer days on market and lower sales volumes
- The shift from buyer FOMO to a “fear of overpaying”
- How Brisbane houses, units and different suburbs are performing
- Brisbane’s tight rental market
- Where opportunities may exist for buyers
While the market has lost momentum, performance remains highly property-specific. Quality homes in desirable locations are still attracting strong demand, while buyers now have more choice, more time for due diligence and greater negotiating power.
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Transcript
0:00: In this episode of the Brisbane Property podcast, it’s market update time.
0:03: We are going to be covering the fact that our market has weakened further throughout August, and we’re going to confirm that the slowdown that emerged after the May federal budget has become a broader and more established downturn here in Brisbane.
0:19: We’re gonna cover all of the data in today’s episode, we hope you enjoy it.
0:22: Hello everyone and welcome.
0:23: Welcome back to another episode of the Brisbane Property Podcast with Scott and Melinda Jannison, and it’s market update time for August.
0:30: That’s right.
0:31: So in this episode, not only are we going to talk through the data that’s come out from totality, PropTrack, and SQM research, but we’re also going to help you understand what we’ve been seeing on the ground.
0:43: Remember, we operate streamlined property buyers.
0:47: We have a team of buyer’s agents who are very active in Brisbane, on the ground every weekend.
0:53: We are seeing in real time what is happening out there, and regardless of what data might be saying, it’s what’s happening at a local level that is most important when we see big headlines like we have been seeing more recently.
1:07: Yeah, I think there’s been so much talk now, and, You, you, you almost, I was gonna say you almost get sick of the talk about it, but there’s still so much talk about the federal budget, what impact that’s had.
1:18: Obviously, you know, look, it’s had an impact on investors.
1:22: There’s no doubt about that.
1:23: I, and I’ll talk about this throughout the episode and probably mention it a few times as we have in the past, but, It’s also probably given opportunity for home buyers.
1:32: So there’s opportunity there, we’re probably seeing negotiations, things like that.
1:36: It’s definitely had an impact on all markets, and obviously Brisbane’s a part of that as well.
1:41: Yes, and if we look at what’s happened just in the last month alone, we’ve now moved into consecutive months of negative growth at a median value level.
1:53: We’re going to unpack that today, we’re going to look at, Dwelling value movements.
1:57: We’re also going to look at house value movements and unit value movements, and even more importantly, we’re actually going to have a look at some suburb level information, because even though suburb level information can be somewhat inaccurate, because a smaller sample size is generally what makes up that data set, it does provide a more specific, Opportunity to understand what is happening in different subsections of different markets around Brisbane, and I think that becomes really important when the headlines are so dramatic, saying how much property prices might be plunging.
2:38: Breaking things up, obviously housing and, and units as we always do, but if you look at the overall totality recorded 1% fall for Brisbane dwelling values, that’s right, over the month following that 0.6% decline in July, so, So values now sit at 2.7 below the May peak.
2:55: Although they remain at 2.8% higher since the start of 2026, and 10.8% higher than a year ago.
3:05: There’s a lot of statistics in that, in that mouthful, Scott, yes, that’s correct.
3:09: Basically, to summarize, we’ve seen a decline now monthly and quarterly, but when we’re looking at year to date, we’re still in positive growth territory, and when we look at the last 12 months, we’re still 10.8% above.
3:22: Where we were this time last year, so, everything needs to be taken in context.
3:27: If you are, you know, or were a buyer in the market 12 months ago, and, you know, you’re worried about the equity position in your property, please don’t worry.
3:36: If you were a buyer 2 months ago, and you’re worried about the equity position in your property, also please don’t worry, because what we are seeing is very localized changes in property value.
3:49: Where there’s motivated vendors, there’s definitely potential opportunity to buy well, but in a lot of instances, as we’ll report in today’s episode, we’re seeing days on market trend higher and those vendors holding onto their properties for longer.
4:03: I, I think one thing also, and, and don’t forget we, we are specific to Brisbane here.
4:06: That’s right.
4:07: But I, I think the market, it’s, it’s definitely clearly lost some momentum.
4:11: Yes.
4:12: But I definitely wouldn’t say it’s experiencing deep correction, put it that way.
4:16: But definitely lost a bit of momentum, as you said about buying at certain times and you mentioned whether it’s 2 months ago or a year ago or whatever it may be.
4:24: Property is a long-term hold.
4:27: So you know, the average, I believe the average purchase now of a property is about 9 years that people hold a property for.
4:34: So it is a long time, there’s a lot of changes that can happen in that period of time, so keep in mind if you’re looking at property, it is a longer term investment, not that short-term one as well.
4:43: So we’re going to actually unpack how Brisbane’s performing against other capitals when we’re looking at house data and unit data and dwellings data a little bit later in this episode, but, I think what is important to highlight right now is that buyer behavior has changed.
4:57: So, the budget, higher interest rates, affordability, continuing international uncertainty, it’s all shaping how buyers are behaving in this market.
5:08: What’s not changed is the supply response.
5:10: We’re not seeing more properties being constructed, and we’re not really seeing a lot of new listings come to the market.
5:16: And again, we’re going to, to look at those listing volumes today.
5:21: Before we.
5:21: Get to that though, we just want to touch on a recent report put out by the Australian Property Investor magazine.
5:28: It was a quarter2 property sentiment report for 2026, and it found that only 24% of respondents were actually positive at that time about the property market.
5:39: So this was after the budget in May.
5:42: So that’s only a quarter of those respondents were feeling positive about the market.
5:47: 48% of respondents were feeling very negative about.
5:50: The market, which is really interesting, and it’s not a surprise that those were the findings, and government policy and legislative change was the leading factor that’s apparently stopping people from purchasing an investment property, according to this survey.
6:06: So, again, not a surprise, given, given what’s happened in the budget and, and subsequent to that.
6:13: Not only did we see those tax changes, we also saw changes to the limited recourse borrowing arrangements.
6:20: Within self-managed super funds for residential property purchases.
6:24: So, a lot of change for investors, and it has had a huge impact on buyer demand from investor buyers.
6:32: This is particularly in the established market.
6:34: It’s amazing what government can do and what sort of impact they can have on sentiment to people as well when it comes, especially when it comes to property.
6:41: Interesting, Queensland’s still ranked 1st in perceived investment prospects over the next 12 months.
6:47: Absolutely, 35% of.
6:49: Respondents from the survey actually pinpointed Queensland as their preferred location to invest.
6:55: But, in saying that, only 17% of people that had responded to the survey actually purchased a property in the prior 3 months in Queensland.
7:04: So, a little bit of a disconnect between intent and, and follow through, if you like, in terms of activity of purchases, but I guess that’s also consistent with what we are seeing here on the ground in Brisbane.
7:16: When properties are listed with a tenant in place, A lot of the time it is harder for them to sell, simply in a market where we’ve got fewer investors looking to purchase established properties, that demand really has, weakened in that segment of the market.
7:31: An interesting part on here as well is obviously the, the government’s idea and the idea of the budget and all the changes that they made, it was to get younger people into homes.
7:41: and what we’re seeing is first home buyers surprisingly very inactive.
7:45: That’s in the market, so, It’s particularly in that affordable part of the market and and that’s the, that’s the section which a lot of younger people or first time buyers are trying to get into the market.
7:56: So it’s interesting that it’s had that effect and the first home buyers have been quite inactive.
8:00: And, and for those that are regular podcast listeners, you will recall back in September, October last year, we were talking about just how much stimulus had been added to the property market in the affordable bracket here in Brisbane, especially up to that one.
8:13: Million dollar price point.
8:14: We had property investors competing a lot with first home buyers who were incentivized under the first home buyers, 5% deposit scheme.
8:25: So we had a lot of competition in that market, and, and in fact, the attached dwelling segment, that’s the unit market in Brisbane, for many months, from September and October last year, ran very hot, well ahead of the detached housing market, in fact.
8:40: That is a segment of the market that really has shutdown in terms of that demand, pipeline.
8:46: The investors hardly there, and first home buyers are also sitting on the sidelines, so it’s been really interesting to observe from being on the ground, just how much that demand has shifted, despite fundamentals not changing at all.
9:00: Yeah.
9:00: So, what’s out there to buy?
9:02: I, I suppose that’s when we, when we talk about the activity in the market, things like that as well, and property sitting on the market, let’s have a look at listings and the supply side of things.
9:12: Yeah, so SQM Research published their listings data monthly.
9:16: What’s really interesting in terms of total listings, that’s the total number of properties available for sale on the major real estate portals, the advertised supply.
9:26: We saw an 18% increase in, The total listings in Brisbane between June and July this year.
9:34: That was the greatest or the largest increase of any capital city market around Australia.
9:40: Now, August figures actually show that total listings have been somewhat more stable since then, but that 18% shift was noticeable.
9:49: That came through as days on market just increased so rapidly.
9:55: In fact, right now, days on market, according to totality, is sitting at an average.
9:59: Of 28 days, or rather, a median value of 28 days.
10:04: Compare that with 19 days 12 months ago, so that’s really expanded or, or increased, but I expect that will increase further in the months ahead, simply because that’s what we’re observing.
10:15: A lot of vendors are holding firm on price.
10:18: They’re not shifting to meet the, the buyer.
10:21: They’re not shifting to meet where buyers potentially are offering, and, and so they’re simply not selling, they’re not transacting, and that’s why we’re seeing.
10:29: On market really increase.
10:31: I, I think that has a little bit of an impact on, and, and some people get caught up on auction clearance rates and auction clearance rates can be basically calculated on the actual auction on the day as opposed to the auction campaign and it could sell just after the auction.
10:46: That’s right.
10:47: Now that’s not taken into account then as an auction clearance rate, but through that campaign when they’re actually advertising the property, doing the open homes, they run the auction and if they don’t sell at auction, We’re still seeing properties sell after auction fairly fast as well.
11:02: Yeah, in some instances that’s the case, so it’s really important not to just look at one.
11:07: Piece of data in isolation, it’s understanding how they all work together to explain the narrative of what’s happening in a market.
11:14: One thing I will point out, we’ve talked about the fact that vendors are holding firm, days on market, expanding listing, total listings are building up because there’s fewer buyers in the market.
11:24: That’s translating to fewer sales.
11:26: We are approximately 20% below the volume of sales here in Brisbane today, compared to where we were.
11:35: 12 months ago.
11:37: Now, that’s also going to have an impact at a state government level on stamp duty, because obviously they depend on transactions to generate stamp duty.
11:45: So, this, this, I guess, market, and, and the way the market’s being shaped at the moment will have many ramifications at, at, in various ways, not just for buyers and sellers, but also for government, and, and it’s something that we’re watching closely.
12:01: Yeah, I, I was actually talking to someone who’s involved heavily in some, Developments in Queensland and he was saying that to me that the government’s about 25% down on stamp duties.
12:10: So if you and if you do take that into account, like whether it’s from from government stamp duties through down to solicitors who do conveyancing, low on work, building and pest inspectors, there’s a whole range of people that it has an impact on when properties aren’t transacting through the market as well.
12:26: A lot of people might assume also that the build-up in listings or properties available for sale is because people, are having to sell, and perhaps there’s an increase in distressed sellers, but that’s simply not the case.
12:39: In fact, new listings were still below their five-year average early in August, according to totality, and that simply means that properties are accumulating because they’re taking a lot longer to sell.
12:51: It’s those old listings that are building up.
12:53: It’s not because there’s a lot more new properties coming onto the market.
12:58: So, what it does mean is that buyers simply have a lot more choice.
13:01: There’s a lot less.
13:03: So you’ve got more time to do your due diligence and pricing before having to move to an offer.
13:07: There’s less FOMO or fear of missing out in the market, and there’s a lot more negotiating power.
13:12: In fact, what we’re seeing now is FOO, fear of overpay, and that’s become a real issue in the market now, rather than that FOMO, which is the fear of missing out.
13:22: And I think the, the longer term, so dwelling approvals and or dwelling commencements I should say, it’s, it’s up over the last 12 months, but I mean completions are down as well, so.
13:32: It’s still bringing those new properties to the market.
13:34: I think they’re struggling with that still.
13:36: We’ve talked in the past about construction costs and things like that.
13:39: I won’t dwell on that obviously.
13:41: But you know that section is still trying to catch up, and they’re struggling to catch up on that side of it as well.
13:46: Yeah, with more properties being constructed or commencing construction, but less being completed, it’s, it’s, it means that there’s, there’s more sort of caught up in that.
13:55: Construction phase, and of course, those construction workers are now going to be competing to obviously provide the infrastructure that South East Queensland needs to provide as well.
14:05: So, we’ll see a slowdown in terms of the availability of construction workers for residential projects.
14:11: Everyone knows that I like to jump through dwelling values pretty fast and break it up into housing and units, because I think it it’s a better way to do it, but dwelling.
14:20: As we mentioned earlier, median value at 1,080,142 at the end of August.
14:27: That’s down from 1,10494 in July.
14:31: So dwellings fell 1% overall in the month, 2.7% over the quarter, and annual growth moderated sharply to 10.8% from 14.8% a month earlier.
14:45: Yeah, so, basically, in short, we saw overall dwelling values decline slightly for the month and quarter.
14:51: They are still up for the year.
14:53: I just wanted to touch on the, the value segments, and we talk about this each month in the podcast.
14:58: This is grouping all dwellings together, and the more affordable end being the cheapest 25% of values.
15:05: It ranks their growth versus the most expensive segment, being the top 25% of values, and then that middle 50%.
15:12: What’s interesting is that The, the top of the market, the top 25%, that’s now down 1.2% in the three months to July.
15:20: Whereas the more affordable end, edging only slightly in positive growth territory, 0.5% up over the quarter to the end of July.
15:29: We expect all three segments will move into negative growth territory once the August data becomes available as well.
15:37: although what’s interesting is that the growth rate within Each sector is narrowing, so we saw that more affordable end move much more aggressively throughout the boom months, whereas we’re not seeing such significant falls in the top end as, as others might have expected.
15:57: So it’s, we’re seeing less differentiation between the market segments during this downturn.
16:02: Definitely a lot different to when you look at Sydney and Melbourne.
16:04: That section is, is massive difference in those.
16:07: So those, those people that are, and we’ve mentioned.
16:10: Quite a few times as well.
16:11: The blog on our website has all of the information, the graphs, and, and the next, when we get to this next section, I think it’s worth jumping on and having a look at if you want to understand a little bit more when we start to talk about this.
16:24: but yeah, it’s definitely worth jumping onto the, to our website and having a look at the, the blog as well.
16:30: So that’s streamlineproperty.com.au.
16:33: Head on over to the blog and you can search by Brisbane market updates.
16:38: We’ve reported.
16:39: monthly blog every single month for the last 6.5 or 7 years.
16:44: So, it’s interesting to go back and, have a look at some of those predictions that we made, and you can tell us whether we were accurate or not.
16:50: But I love, I love retrospectively going back and having a look at what we saw on the ground, what we were observing, and the call we were making in terms of what that meant for the direction of the market, because more often than not, we’re well ahead of the data.
17:03: And in our podcast, we love to report on the data, but we also love to give you those insights into In terms of what we’re seeing, and therefore what we expect might happen in the future.
17:11: Let’s go to houses don’t mind having an occasional prediction either.
17:14: Housing values fell 1% in August, taking the median estimated house value to $1,18552.
17:24: And just for perspective, Brisbane’s performance was a more mild, moderate, sorry, Brisbane’s performance was a more mild fall in dwelling values, because Sydney.
17:36: For example, over the month, fell 1.8%. Melbourne fell 1.4%. So, there were other capitals that had slightly less moderate falls.
17:45: Adelaide at 0.8% falls, and Perth at 0.7% falls, just as examples.
17:50: So Brisbane falling midway through where those capital city markets sat, but really interesting to see that, that, how quickly that’s turned from positive monthly growth into that negative monthly growth.
18:01: And again, this is at a median value level.
18:03: It it’s interesting when you So when we talk about, and this is what I was talking about with the the graphs and the and the images that we’ve got on the blog and you just you break it up into Sydney, Melbourne, Brisbane, Adelaide and and so on and break it up into different sections.
18:17: And then if you actually break it up into other sections within a city.
18:22: So what I’m talking about is if you look at a house map that shows Brisbane and how it’s performed and what different areas have done in in over that period of time.
18:33: Brisbane, some inner Brisbane is still recording some growth of, of above 6%.
18:39: Yeah, for the quarter over 3 months.
18:41: So inner city suburbs in Brisbane, house values in some of those inner city suburbs have still shifted more than 6% over the last 3 months, whereas there are some middle ring suburbs, some of the middle ring suburbs adjoining some of those high growth suburbs, have actually fallen.
18:59: Between 3 and 6%.
19:01: So, there’s just so much local diversification in terms of property market performance right now.
19:07: And, in fact, I would argue that every property in, in every suburb has its own story in terms of the appetite for, for the market right now, because we’re seeing some properties just sit for such a long time on the market, and other properties are still being snapped up quite quickly.
19:23: So, the nuance for whether Someone wants to buy or not is very property specific at the moment, but there’s definitely trends that we’re observing at a suburb level and across different regions of Brisbane and property types as well.
19:35: Yeah, and that’s when we talk about markets within markets within markets.
19:39: I can keep going on with that one.
19:40: But also the local knowledge.
19:42: Yep.
19:42: So when we look at this and we know Brisbane inside out, we know those areas that are, that are showing some growth and then some that are not as opposed to outer areas.
19:51: For example, on houses, on how they’re performing in different areas as well.
19:55: That’s right, yep.
19:57: units.
19:58: Yeah, so unit values down 1% as well for the month according to totality data.
20:04: So that’s the same performance as houses.
20:06: It’s the first month in many that units haven’t outperformed houses in terms of the, the value growth or, or decline.
20:14: What we’re seeing now though, again, both house market.
20:17: The unit market in Brisbane is that the annual growth is still positive, but quarterly growth in both segments has turned negative.
20:26: So, again, this is all median dwelling, sorry, median values that we’re reporting here.
20:31: The median value for a unit in Greater Brisbane sits now at $854,721.
20:38: So, and, and again, the map is on that blog, so if you want to jump on there and have a look at that, the rental market.
20:43: This, this is really a very, very tight market.
20:46: So we’ve seen vacancy rates 0.9% for July.
20:50: Hm, yeah, it hasn’t changed much over the last 2 to 3 months here in Brisbane.
20:55: Basically, it shows that there’s still very few properties available for rent.
21:00: Now, if we see those investors pull out of the market, if we see some investors sell, that rental vacancy could get tighter.
21:06: So we’re watching that very closely month to month.
21:10: House rents showing growth on an annual basis of 6.7%. That’s well above the rate of inflation still.
21:16: So, tenants will be finding it tough every time it comes up for rental renewal.
21:20: For units, the annual growth now is sitting at 5.6%. That’s eased slightly from last month, but again, it’s very tough for people that are looking to rent, because rents are growing so rapidly, and every 12 months when those appraisals come through, if you are a tenant, you’ll be holding tight wondering just how much the, the rents have moved in the area.
21:41: This is not landlords being greedy and asking for more.
21:44: This is market rent because there’s simply a lack of rental properties, there’s a lack of supply.
21:48: Yeah, I can’t see that changing actually for a while unless something changes in the market that brings more investors into the market, again with the policies that we’ve got in place.
21:57: I can’t really see that happening.
21:59: Gross rental yields, they improved over the month again.
22:02: House yields rising to 3.2% from 2.3.2%, I should say, to 3.3% and unit yields from 4% to 4.1%. Yeah, so I think it’s important to note here that the reason yields are increasing is simply because property values have come back a little.
22:21: Bit, it’s not because of a meaningful uplift in the amount of rent that people are charging, even though we do still know rent growth is happening.
22:29: This is a nuance because the median value prices are falling.
22:33: So, it’s not something that will overcome elevated borrowing costs for property investors, because of the policy uncertainty.
22:41: It’s nothing like that.
22:42: It’s simply because the numbers are starting to change.
22:45: So a bit of a summary.
22:46: Look, I think we’re coming into spring.
22:48: How that will play out.
22:50: I think as we’ve said before, I think there’s opportunity there.
22:53: We’ve talked about this for, for home buyers, whether you’re looking to upsize or or downsize, whatever you’re looking to do for your own principal place of residence.
23:01: I think there is good opportunity there.
23:03: Don’t just think that you can sit on the sideline and you can negotiate everywhere.
23:06: There’s a buyer and a seller who need to negotiate, so I still think there’s opportunity.
23:11: and to be smart, but also know the market very well and understand where value sits at the moment as well.
23:17: And look, I think anyone that’s waiting for a very sharp correction in Brisbane, I really think that’s unlikely at the moment based on the evidence that that we’re seeing on the ground.
23:26: I think there’s a lot of buyers that are just sitting on the sidelines at the moment.
23:30: They’re waiting to see what happens, but they haven’t removed themselves from the market completely.
23:36: I think that also there’s going to be increased fragmentation.
23:40: In the market in the weeks and months ahead, and, You should absolutely not assess Brisbane as a single property market, nor should you assess every suburb or every region as its own property market.
23:53: Every property itself will have its own drivers of demand, and right now, we’re seeing strong values still paid for those properties that have an ideal floor plan in the best part of the suburbs with a great orientation, strong livability, low maintenance.
24:10: Anything that has an impact, whether that’s a main road.
24:13: Flood impact, a quirky floor plan, you know, an, an orientation that’s less favorable.
24:18: They’re the ones that typically sit on the market a little bit longer.
24:21: Remember in hot markets, in bull markets, we see everything sell very quickly.
24:26: In a normal market, which is what we’re in today, we see those quirky properties, those that perhaps have more imperfections, they’re the ones that do take longer to sell.
24:35: And it’s one of the reasons why we always discuss with our clients the ability to resell any property in any type of market.
24:42: At the time of purchase, that’s when that discussion should take place, not when you become a seller and you’re looking to, you know, go up against some of the headwinds that do exist in a market like we have today.
24:52: I, I think the other thing is the opportunity when I talk about opportunity, it, it’s not simply buying when prices are a bit softer.
24:58: It, it’s making sure you buy a good asset that will withstand obviously the volatility and benefit when the confidence comes back into the market.
25:06: So, basically looking for scarcity, land content, all those types.
25:10: Of things demand.
25:12: So making sure you’re still buying a really good asset, because when confidence does increase, that is the sort of property you want to hold onto as well.
25:19: Yeah, I think that it’s no doubt at all, you know, we are seeing market, a market that is softer.
25:25: We’re coming up to 2 weeks of school holidays.
25:28: It’s likely that we’ll see vendors hold off listing, and perhaps in October, we’ll see some renewed activity.
25:34: In the meantime, there may be further interest rate shifts.
25:38: We’re waiting to see.
25:39: Whether that unfolds, but that’s going to make buyers a lot more nervous, especially if the next shift is up instead of down.
25:47: And we need to consider the impact that this will have on confidence more than anything else, because right now, we are still seeing enough buyers in select pockets of Brisbane that have the capacity to pay for property.
25:59: so affordability, whilst we understand the numbers say it is a constraint, there’s still enough buyers that well above a median value in terms of incomes, and they’re still The market and they’re really able to buy.
26:11: Anyone that perhaps is on that, that average or lower income will be struggling, and, and we do acknowledge that.
26:16: But based on what we’re seeing, based on clients that we’re representing, there’s still enough buyers in the market that have strong capacity to pay more.
26:23: The issue is not whether they can pay more, it’s whether they’re confident to pay for any price that a vendor might be looking for today.
26:31: And yeah, that’s a tip and a tip for all the people, whether you are probably down south more than anything.
26:36: In Sydney and Melbourne or even overseas and you want to move to the beautiful Sunshine State here in Brisbane, now’s a good opportunity and reach out to the team at Streamline Property Buys, more than happy to, to chat.
26:47: The bang bang for your buck that we talk about you get in Brisbane, you’ll create a great lifestyle for you and your family and many, many happy years to come.
26:55: So move up to Brisbane and enjoy it.
26:57: Lots of things happening here and obviously infrastructure and the Olympics and all those types of things.
27:02: So I don’t have to sell Brisbane to you, do I?
27:03: I’ve done that plenty of times.
27:06: that’s been a market update.
27:07: Thanks very much for listening.
27:08: As I normally say, I let Melinda wrap things up.
27:11: Until next time, take care and bye for now.
27:14: Thank you once again to you all for joining us on today’s episode of the Brisbane Property Podcast.
27:18: If you have enjoyed this episode, we would love for you to leave us a review or place a comment below.
27:23: We also would love to share the podcast with friends and family who you think might benefit from the content that we produce every fortnight.
27:29: Once again, thanks for joining us, and we’ll be in touch again in the next fortnight.
27:34: Bye for now.
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