PROPERTY X-RAYWhat we are reading in the QLD market.
Suburb deep-dives, methodology notes and due diligence walkthroughs from the team building Property X-Ray.
More than half of Brisbane house advertisements name no price. In 2 situations the agent is barred by law from telling you
As of Monday 25 August 2026, there are 5,710 houses and townhouses advertised for sale across greater Brisbane, and 3,094 of them do not show a dollar figure anywhere. That is 54%. The single most common thing those advertisements say, in the box where the price should be, is literally the words For Sale. I keep a daily record of every Brisbane listing, so this week I counted what the price box actually says, which suburbs go quiet, and what happens to an advertisement after the number comes off. Then I went and read the Queensland Act, because the first thing people say about this is that it ought to be illegal.
Under $750k, more than 1 in 4 Brisbane sellers have already cut their price. Over $1.5m, only 1 in 7 have
As of Monday 17 August 2026, there are 5,374 houses and townhouses listed on the market across greater Brisbane, and fewer than half come with a price tag. Group the priced ones into price brackets and you'll quickly find that different sellers behave wildly different. For instance, in the under $750k bracket, more than 1 in 4 have already cut this campaign. Over $1.5m, only about 1 in 7 have, and nearly 1 in 4 up there has been sitting 60 days plus without moving a dollar. I keep a daily record of every Brisbane listing. This week I counted who is cutting and who is not, from the cheapest advertisements up to the dearest.
1,061 Brisbane homes have been for sale over two months without dropping a single dollar
As we know, property prices have slowed down significantly in Australia. Brisbane is not spared from it. Over the last 2 months we looked at property listings in every corner of Brisbane and found that 1,061 listings for houses and townhouses have been advertised for 60 days or more without dropping their asking price. Compare that to 484 listings which slashed their price tag at least once. The sitters that name a price centre on $1.2 million, and the freeze gets deeper as the price goes up. I keep a daily record of every Brisbane listing. This is what it shows.
Price cuts aren't working in Brisbane. Here's what vendors do instead.
Over the three complete weeks to 2 August 2026, 380 Brisbane homes cut their asking price where anyone could see it. Another 388 made their price disappear. More than nine in ten of the cutters are still sitting there. I keep a daily record of every home advertised across greater Brisbane, so I can see the four moves a vendor makes when the price stops working, and how much harder each one is to spot from the outside.
Every Development Application in Brisbane, Ranked by Suburb: 8,751 DAs Mapped
Brisbane City Council received 8,751 development applications in the 12 months to 24 July 2026. I counted every one and ranked the suburbs three ways: raw count, primary applications only, and per square kilometre. Rochedale is first. The CBD is fourth. And the suburb with the most applications per square kilometre never makes the raw top thirty at all. Then which suburbs are getting knockdown rebuilds, and which are getting their blocks subdivided. Barely the same suburbs.
The 2027 negative gearing changes, explained with a calculator you can poke
The reform is now law and starts 1 July 2027. Contract date decides if you are grandfathered, new builds keep both tax perks, and the "lost" deductions are quarantined rather than destroyed. On ordinary numbers that lands you roughly square, and the real cost is the cash you carry in the meantime. Calculator below.
What is an easement? The QLD buyer's guide, with real numbers
An easement is a registered right for someone else to use part of your land. About one in eight Queensland freehold lots carries at least one. What that means in plain English, the types you will actually meet, whether you can build over one, and how to check any address before you sign.
Is Ripley a good suburb? What the data says (including the numbers nobody shows you)
Ripley's house median jumped 52 percent in four years, from $612,000 in 2022 to $927,500 in the first half of 2026. Everyone shows you that number. The full crime mix and the 269 registered encumbrance parcels? Nobody shows you those. This piece has all of it.
How long does it take to subdivide a block in Queensland?
We measured 6,522 decided Queensland subdivision applications. Half are decided in about two months, and the ones that fail take longer than the ones that succeed. Here is the timeline, by outcome, by council, and by how many lots you are chasing.
Is Flagstone a good suburb? The data behind QLD's fastest-selling estate
Flagstone put through 418 house sales in 12 months, more than Yarrabilba managed on 62 percent as much stock, and the median jumped 22.1 percent to $910,000. The real story is the 614 square metre blocks. We measured the lots, the days on market, the flood overlay and the yield.
Is Yarrabilba a good suburb? What 1,935 sales in our database say
The median Yarrabilba house went from $550,000 in 2022 to $885,000 in the first half of 2026, up 61 percent in four years, and nearly half the house lots are under 400 square metres. We pulled 1,935 sales, 12 months of tracked listings, the flood mapping and the Valuer-General roll for the honest version.
Is Narangba a Good Suburb? 2026 Prices, Crime & Flood Data
Narangba is an established family suburb about 33 km north of the Brisbane CBD, in the Moreton Bay council area (not Brisbane City). House medians moved from $831,000 in 2024 to $925,500 in 2025, with 2026 part-year sales running above $1.1M. We pulled the sales records, the school catchments, the recorded crime by meshblock, the flood overlay and the census to answer the question properly.
Is Redland Bay a Good Suburb? 2026 Prices, Crime & Flood Data
Redland Bay is a bayside suburb about 35 km south-east of the Brisbane CBD, in the Redland City Council area, and the mainland gateway to the Southern Moreton Bay Islands by ferry from Weinam Creek. There is no train station. House medians moved from $911K in 2024 to $1.09M in 2025, a +20 percent climb in one year. We pulled the recent house sales, the school catchments, the recorded crime by meshblock, the council flood overlay and the census to answer the question properly.
Is Scarborough a Good Suburb? 2026 Prices, Crime & Flood Data
Scarborough sits at the northern tip of the Redcliffe peninsula, about 30 km north of the Brisbane CBD in the Moreton Bay council area. It is the waterfront and marina end of the peninsula, and houses have held a $1M-plus median since 2023, climbing to $1.15M in 2025. We pulled three years of house and unit sales, the school catchments, the recorded crime by meshblock, the flood overlays and the census to answer the question properly.
Buying a House With Failing Retaining Walls and Bad Drainage? Read This First
A building and pest report flags failing retaining walls and poor drainage, and the agent says it will not matter once you rebuild. Here is why that is only half true, what it actually costs you in Queensland, and how to check the site risk before your cooling-off period ends.
Is Sandgate a Good Suburb? 2026 Prices, Crime & Flood Data
Sandgate is a historic bayside suburb on Moreton Bay, about 17 km north of the Brisbane CBD in the Brisbane City Council area, with its own railway station on the Shorncliffe line. House medians moved from $970K in 2023 to $1.25M in 2024, and the trailing year sits near $1.3M. We pulled three years of sales, the school catchments, the recorded crime by meshblock, the flood and storm tide overlays and the census to answer the question properly.
Is Aspley a Good Suburb? 2026 Prices, Crime & Flood Data
Aspley sits about 13 km north of the Brisbane CBD in the Brisbane City Council area, a middle-ring suburb of full-block houses with no train station of its own. House medians have moved from $920K to $1.2M across the last 3 calendar years. We pulled three years of sales, the school catchments, the recorded crime by meshblock, the flood overlays and the census to answer the question properly.
Is Redcliffe a Good Suburb? 2026 Prices, Crime & Flood Data
Redcliffe is a bayside peninsula suburb about 28 km north of the Brisbane CBD, in the Moreton Bay council area (not Brisbane City). House medians moved from $750K in 2023 to $900K in 2025, a +20 percent climb in two years. We pulled three years of house and unit sales, the school catchments, the recorded crime by meshblock, the flood overlays and the census to answer the question properly.
What actually happens when you subdivide a block in Queensland
We read more than 7,000 Queensland subdivision applications and around 600 Brisbane plans in full. Here is what the data says about approval rates, how big your block needs to be, what the new lots come out as, and the easements that quietly shrink the land you can actually use.
Is Beenleigh a Good Suburb? 2026 Prices, Crime & Flood Data
Beenleigh sits beside the Albert River, 33 km south-east of Brisbane CBD, just inside Logan City Council before the Gold Coast boundary. House medians moved from $545K in 2023 to $735K in 2025, a +35 percent climb. Crime is high and rising, schools are below average and one in four properties sits in a council flood overlay. The express-train station and the M1 corridor are the structural reasons buyers keep coming. Here is the full picture.
Is Goodna a Good Suburb? 2026 Prices, Crime & Flood Data
Goodna sits halfway between Brisbane and Ipswich on the Brisbane River, in the Ipswich City Council LGA. House medians moved from $500K in 2023 to $720K in 2025 — a +44 percent climb in two years. The 2026 partial pace is tracking $820K. We pulled three years of house sales, the school catchments, the QPS crime by meshblock and the rental data to answer the question properly.
Is Boondall a Good Suburb? 2026 Prices, Crime & Flood Data
Boondall sits 13 km north of the Brisbane CBD, between Sandgate and Banyo. House medians have moved from $777K to over $1M across the last 3 calendar years and the sub-$1M door closed in 2025. We pulled the last 3 years of sales, the school catchment data, recorded crime by meshblock and the flood overlays to answer the question properly.
Crime Is Rising Across the Brisbane Region in 2026. These 15 SEQ Suburbs Are the Exception.
Across 238 South East Queensland suburbs (Brisbane plus Gold Coast, Sunshine Coast, Moreton Bay, Logan and Scenic Rim councils), recorded crime rose by an average of 2 percent year-on-year. But the trend has texture. We pulled 850,000 Queensland Police Service offence records and found 59 suburbs where crime actually fell. Here are the 15 where it fell sharpest. Bardon, Buderim, Pimpama, and 12 more.
Where Brisbane Is Actually Building in 2026 (Every Council Application, Mapped to a Street)
Brisbane City Council received 6,845 development applications in the last 12 months. Property listings never mention them. We mapped every application to its street and suburb. Here is where new houses are going up, where lots are being split into smaller blocks, and where more townhouses are going in.
Brisbane's Worst Flood-Risk Streets in 2026 (We Mapped Every One)
We crossed every Brisbane address against the council's flood overlay. Newstead has 4,328 addresses in higher-risk zones. Ascot's median house price is $2.56M anyway. Here are the streets and suburbs the market is still paying premium prices for.
Priced out of Brisbane State High or Mansfield catchment? Kenmore is closer than you think.
850 buyers a month google these two catchments. The houses inside sit at $1.56M and up. Kenmore State High School, just six ICSEA points behind Mansfield, sits at a measurable discount and almost nobody is talking about it.
Every Brisbane state high catchment, ranked by ICSEA and median house price
MySchool publishes school ratings. REA publishes suburb medians. Nobody puts the two side by side against the actual school catchment. We did. Here is the table.