PROPERTY X-RAYBrisbane South-West · watched daily, verified facts only
Sellers move prices quietly. Portals show you today's ask and nothing else, and reset the day counter on every relist. We watch every listing in the corridor daily and keep the history, so you can see who moved, by how much, and how long they have really been waiting. Withdrawn homes, the ones that resurface later as off-market properties, stay on our record too. No opinions. Just the record.
One email every Friday: the complete list of the week's cuts, plus the Deadline Watch, the Off-Market Watch (homes you will not find advertised), and what to watch next week. The history the portals delete. Free.
We got last week wrong, and we are sorry. Issue #6 told you 57 Brisbane homes cut their price in the week to 13 August, called it a fall of about a fifth, and asked whether the Big Cool-Down had started. The real number was 143. There was no cool-down. The market was flat.
The fault was ours, not the market’s. We changed how we count townhouses and apartments, and that change broke something we did not expect. We found it and fixed it on 15 August, one day after that issue reached you.
The #1 is not always the biggest cut. We score every home on a few signals, then rank by that score. The price cut is the biggest thing we weigh, but how long it has sat, the land, and what our X-Ray finds all push a home up or down. You are seeing the best deal, not just the steepest discount.
Listed 2 July, cut $220,000 in one move. Seven weeks on the bay and the ask has given up its seven-figure handle.
The X-Ray: No data held for offences nearby at this address.
REA badges this one Added yesterday. We have had it on the board since 4 June, at least 78 days. On 19 August the agent cut $450,000 AND upgraded to a premiere ad on the same day: a relaunch, not a new listing. Largest dollar cut on the board this week.
The X-Ray: Flags: offences nearby.
Listed 29 July, cut $151,000 in twenty-two days. Ascot rarely moves this fast, and the ask is now under seven figures.
The X-Ray: Flags: offences nearby.
Listed 29 July, cut $85,000 in twenty-two days. The fastest fold on the board this week.
The X-Ray: Flags: flood, a covenant. No data held for offences nearby at this address.
Eighty days on the market at Kippa-Ring, and the ask finally moved $95,000.
The X-Ray: Clean sheet: no flood, fire, title or offence flags at this address.
Listed 15 July, cut $60,000 at Doolandella. Five weeks to give up the $700,000 handle.
The X-Ray: No data held for offences nearby at this address.
5 Chervil Dr, Greenbank (issue #004): LEFT THE MARKET on 14 August without a sold sticker. We featured it at Above $848,000; it is simply gone.
5 Scott St, Deagon (issue #005): Cut AGAIN, now OFFERS OVER $759,000. That is $40,000 off the ask we featured two weeks ago.
10/2 College St, Loganlea (issue #004): Cut AGAIN to Offers Over $600,000, down $35,000 since we featured it.
3/36 Clausen St, Mount Gravatt East (issue #005): The ask has become MID $1,200,000 BUYERS, down from Offers Over $1,270,000.
2/25 Maywood St, Loganlea (issue #004): The price came off entirely. It now reads Contact Agent, where we featured it at Offers Over $749,000.
Every home we feature stays on this board until its story ends. Five of the twenty-eight we have named have moved again since.
Every Friday we predict next week's market, then grade last week's predictions right here. Every number comes from Property X-Ray's own tracking data.
Two Brisbane homes left realestate.com.au this week with no sale recorded against them, after months of asking. We record what the portal stopped showing; a listing can leave for reasons an ad never states.
35 Park Ridge Rd, Park Ridge Eighty-four days, the last of them asking only for offers, and no price ever named. Three bed, one bath. Gone 14 August.
20/7-17 Lucy St, Marsden A four-bedroom townhouse that spent seventy-one days at $750,000+, then came off on the same day.
One email every Friday: the complete list of the week's cuts, plus the Deadline Watch, the Off-Market Watch (homes you will not find advertised), and what to watch next week. The history the portals delete. Free.
"Cooling" is not one number, it is a spread. This week our tracker logged 163 asking-price moves across the 249 Brisbane South-West suburbs we watch; the biggest single cut was -16.9%, while most suburbs recorded no cut at all. A price cut is a vendor blinking. A withdrawal is a vendor walking away without blinking, and we count both, suburb by suburb, in the list above. Then we put our own name on the line: every Friday the Scorecard below predicts next week's Cut Count and grades last week's call in public, hits and misses alike. That is our answer to "is it cooling": counted, dated, linked and graded. Never vibes.
The honest answer: they are hard to find, because they are not advertised. PXR uses an array of signals, aggregated from the data in our database, to bring you this unique list of opportunities. Each Friday issue reveals a few of them. If we surface one you like, try dropping a letter in the letterbox, or get in touch with the potential seller.
Portals restart the day counter when a home is relisted. We measure days on market from the first time our tracker saw the listing, so our counts are minimums that survive the relist reset. The longest sitter this issue: 107 days.
From publicly available listing information, the same pages any buyer can read. When a price changes or a listing disappears, the public page moves on; we keep what it said before. Every figure here links to the live listing so you can check it yourself. Property X-Ray is a free data hub for Queensland properties.
Coming soon: the Moreton Bay + Ipswich growth-corridor edition, and more of the history nobody else keeps.