---
title: Brisbane price cuts by office: 12 have cut more than half the homes they have for sale
date: 2026-09-03
canonical: https://propertyxray.com.au/qld/blog/brisbane-real-estate-office-price-cuts
section: Market data
---

# Brisbane price cuts by office: 12 have cut more than half the homes they have for sale

Published 2026-09-03 · [propertyxray.com.au](https://propertyxray.com.au/qld/blog/brisbane-real-estate-office-price-cuts)

> Every seller gets sold a number. Three agents walk through the same house, three opinions on what it is worth, and the biggest number usually wins the job. So we counted whose number held. Of 1,539 Brisbane homes advertised with a price written out in full, 488 have already been cut. Across the 48 offices holding 8 or more of them, the range runs from 0% to 75%.

Anyone who has sold a house has sat through the pitch meeting. Three agents walk through the same rooms on the same day and come back with three different numbers. The one who says the biggest number is very hard to say no to.

What almost nobody does is go back a few months later and check whether that number survived. Thats all this is. We watch Brisbane listings every weekday and record it when an advertised price moves. So we counted whose number held.

## What we found

As at 30 August 2026, of the Brisbane houses and townhouses still advertised with a price written out in full, 488 of 1,539 had already been cut at least once. That is 32%.

Across the 48 offices holding 8 or more of those advertisements, the middle office had cut about a third of what it has for sale. The two ends are 0% and 75%.

The spread is the story. The same market fell on all of them, over the same three months, in the same city. So "the market fell" cannot explain the gap between an office at 0% and an office at 75%.

## Every office that has cut more than half

This is the complete list, not a top ten. Every office at 50% or more, in order, with nothing removed. Offices holding fewer than 8 of these advertisements are not named, because one house would swing the whole number and that is not fair on a real business.

| Office | Homes for sale | Had a cut | Cut rate | Middle cut | Middle cut in money |
| --- | --- | --- | --- | --- | --- |
| Bright Estate Agents | 16 | 12 | 75% | 9.2% | $149,500 |
| Ray White AKG | 13 | 9 | 69% | 5.4% | $50,000 |
| Tidbold Real Estate - Victoria Point | 22 | 15 | 68% | 4.2% | $50,000 |
| Harcourts Property Centre Birkdale Capalaba | 13 | 8 | 62% | 4.7% | $47,500 |
| Coronis Bracken Ridge | 10 | 6 | 60% | 5.3% | $50,000 |
| Place - Cannon Hill | 10 | 6 | 60% | 3.8% | $74,500 |
| LJ Hooker - Stafford | 14 | 8 | 57% | 4.0% | $50,500 |
| Bianca Stubbs Real Estate | 9 | 5 | 56% | 6.3% | $100,000 |
| Johnson Real Estate - Manly West | 11 | 6 | 55% | 8.0% | $95,000 |
| REMAX On Point | 11 | 6 | 55% | 6.8% | $98,000 |
| NGU Real Estate - Logan | 16 | 8 | 50% | 6.6% | $51,000 |
| LJ Hooker Property Partners - Sunnybank Hills / Mount Gravatt | 12 | 6 | 50% | 2.9% | $58,500 |

*Houses and townhouses advertised for sale in Brisbane, postcodes 4000 to 4179, counted as at 30 August 2026. An advertisement only counts if it shows a price written out in full, for example $1,185,000. Auctions, homes already under contract or sold, and builder house-and-land advertisements are excluded. That leaves 1,539 advertisements across 443 offices. Price cuts are counted from 20 June 2026, the day our price history starts, so a cut made before that date is not in these numbers. Only offices with 8 or more of these advertisements are named. "Middle cut" is the median cut among that offices advertisements that were cut, measured against the first price we saw.*

One thing worth noticing before anyone blames a brand. Offices under the same national name sit at both ends of this table. LJ Hooker appears twice up there and again much further down. It is the office, not the badge on the sign.

Because of that, the exact office matters. Ray White AKG in this table is not Ray White Marsden AKG, which is a separate and larger office with a different figure. Coronis has around thirty offices trading across South East Queensland and only the named one is counted here. Each row is one office, as the name appears on its own advertisements.

And if you run one of these offices and you think a number here is wrong, please tell us at [hello@propertyxray.com.au](https://propertyxray.com.au/qld/blog/mailto:hello@propertyxray.com.au). We keep the query behind every figure, we will check it against your listings, and we will correct the table and say so if we got it wrong.

## A price cut is not a black mark

This is not a naughty list, and we want to say that early rather than bury it. Plenty of the time a cut is the agent doing the hard part, going back to the owner and saying out loud what the market has already said. An office sitting near zero might just be letting homes sit there until Christmas.

It also takes two hands to clap. The owner signs the price off, not the agent. Nobody moves a price without the owner saying yes. So read the table as what the houses did, not as a report card on people. We measured what a price did. We never measured why.

## Is it just that their homes have been up longer?

This is the first objection everyone has, and it is a fair one. A home that has been advertised longer has had more time to be cut. So an office that happens to hold older listings would look worse for no real reason.

| Time since we first saw the ad | Ads | Had a cut | Cut rate |
| --- | --- | --- | --- |
| Under 30 days | 377 | 39 | 10% |
| 30 to 59 days | 682 | 248 | 36% |
| 60 to 89 days | 318 | 141 | 44% |
| 90 days or more | 162 | 60 | 37% |

*Same cohort as the table above, counted as at 30 August 2026, cut history from 20 June 2026. Time is measured from the day we first saw the advertisement, which is not the same as days on market. Note the last band falls back rather than continuing to rise.*

So the effect is real, which means the fair test is whether those 12 offices simply hold older advertisements. They do not. Their advertisements have been up about 52 days in the middle. The quieter offices, meaning those at 15% or less, sit at 54 days. Near enough the same, and if anything it runs the wrong way for the objection.

## The part that surprised us

An office that never shows a price can never show a cut. There is no number to move. So this table quietly favours the offices that put a figure on the advertisement in the first place, and the ones near the top are mostly the open ones.

Which is the uncomfortable bit. Being told a price, and being told a price that holds, are two different things, and only one of them can be checked from outside.

## The cheap end moves first

| Asking price band | Ads | Had a cut | Cut rate |
| --- | --- | --- | --- |
| Under $750k | 46 | 26 | 57% |
| $750k to $1m | 438 | 176 | 40% |
| $1m to $1.5m | 633 | 186 | 29% |
| Above $1.5m | 413 | 100 | 24% |

*Same cohort, counted as at 30 August 2026, cut history from 20 June 2026. Bands use the current asking price. The under $750k band rests on only 46 advertisements, so read it as a direction, not a figure. Because this cohort only includes advertisements that show a price, it leans dear and its median asking price of $1,195,000 is not the Brisbane median.*

Of the ones that did cut, the middle one took 32 days from the advertisement going up to the first cut. About a month before anyone blinks.

Size and frequency are also different things. Bright cut 12 of their 16 with a middle cut of $149,500. Others in that table cut just as often for around $50,000. Dearer homes simply have more to trim, so do not read the money column as a measure of anything but size.

## What to do with this

If you are selling, the number an agent quotes you in your lounge room is a promise about the future. Their current advertisements are a record of the past. You are allowed to ask to see it. Ask how many of the homes they have on right now are still at their first advertised price.

If you are buying, an advertisement from an office near the top of that table is not a cheap house. It is a price with some give in it. You can offer under the asking price without feeling like a cheapskate.

## How this was counted

One number deserves saying plainly, because it is the one that would mislead you if we left it out. These 1,539 advertisements are not almost every home for sale in Brisbane. They are roughly one in three, and they are the third that tells you the price properly.

Advertisements showing no price at all are the big exclusion. We measured that separately and it runs at about 57% of the Brisbane market. We also leave out advertisements that write the price in shorthand, like $1.185m, because our price history for those is incomplete and including them would print a false zero against offices that have in fact been cutting.

The 48 named offices are not most of the market either. They are 48 of 443, and between them they hold 676 of the 1,539 advertisements. The rest sits with hundreds of offices carrying one or two listings each.

- Anything already sold has dropped out, so this is what is still sitting there, not every home that went up.
- A cut made before 20 June 2026 is invisible to us, so 32% is a floor, not a ceiling.
- Time is measured from when we first saw an advertisement, which is not the same as days on market.
- Auctions are excluded, because most auction campaigns carry no price by convention, so a cut could never show.
- We count what a price did. We do not know, and do not claim, why it did it.