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 Withdrawn homes, the ones that resurface later as off-market properties, stay on our record too.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.
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 24 June, priced on 6 July and cut once on 22 July. The price came off on 24 August, and it came back $200,000 lower on 14 October. The biggest cut of the week.
The X-Ray: Nothing flagged on the layers we hold.
Listed 14 July and cut by 25 July. It went to auction wording in August, the ad read “EMERGENCY SALE - MUST GO!” from 18 September, and it came back $100,000 lower on 9 October.
The X-Ray: Nothing flagged on the layers we hold.
Listed 12 August and given a price range on 24 August. On 12 October the whole range came down, $90,000 off the bottom and $80,000 off the top.
The X-Ray: Nothing flagged on the layers we hold.
Listed 4 July. The price came off at the end of August for offers, then auction wording through September. On 12 October it showed a price again, $135,000 lower.
The X-Ray: Our layers flag flood on this block. Worth a look before you offer. The suburb also runs above the Brisbane typical for recorded crime.
Listed 6 October and cut $149,010 nine days later, on 15 October.
The X-Ray: Nothing flagged on the block itself. The suburb runs above the Brisbane typical for recorded crime.
105 Kennedy Terrace, Paddington: “Expression of Interest by 26 August” after 78 days.
155 Old Logan Village Road, Waterford: “Last Chance! $980,000+ by 2nd Sep 5pm” after 104 days.
16 Woodrow Place, Marsden: “OFFERS CLOSING WEDNESDAY 30TH SEPTEMBER 4PM” after 91 days.
Four advertisements still naming a date that has already gone. Three are below and the fourth went to subscribers. 105 Kennedy Terrace is 51 days past its date and has been on this list every week since issue 10. 155 Old Logan Village Road is 44 days past its last chance, and 16 Woodrow Place is new to the list, 16 days past. Of last week’s four, 82 Barbaralla Drive has not been seen since 10 October.
175 Russell Street, Cleveland (issue #006): Sold on 8 October. It left the market in September, came back on 1 October and sold a week later.
18 Shonagh Court, Birkdale (issue #010): Sold on 8 October, 43 days after it was listed.
16 Flower Street, Woolloongabba (issue #009): Sold. Last week the ad read “Sold by Sam” and we held off. The sale is now on our record, dated 21 September.
12 Robertson Place, Fig Tree Pocket (issue #008): Withdrawn. Last seen on 30 September at $4,000,000-$4,500,000, 106 days after it was listed, with no sale on its record.
44 Adelong Road, Shailer Park (issue #009): Withdrawn. Last seen on 26 September at offers over $1.7m, with no sale on its record.
136 Norman Avenue, Norman Park (issue #011): Under contract. The ad changed to “Under Contract” on 13 October.
2 Carramar Street, Loganlea (issue #010): Cut again on 14 October, $50,000 off, to $749,000+.
24 Fernlea Avenue, Scarborough (issue #012): Its offers day, Saturday 10 October, came and went. By 13 October the ad was back to $2,150,000+.
Three past picks sold, each with a dated sale on our record. Two homes off since late September are now called withdrawn. Of last week’s twelve, eleven are still advertised and none has cut again. The twelfth, 5 Watkinsia Court, Regents Park, has not shown in our nightly read since 10 October, and we will say why once we know. 4 Bayswood Circuit, 15 John Street and 5 Pigeon Court left the market this week and wait their turn.
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 graded this week, both of issue 13’s calls, about the week of 9 to 15 October, and both missed. The count ran well past the band, and Thornlands went from first to 4 cuts. The two new ones are about the week that started today, Friday 16 October to Thursday 22 October, and we grade them in issue 15.
We wait two weeks before we call a home withdrawn, because most that vanish are back within days. Of the Brisbane homes that left the market between 25 September and 1 October, 61 were withdrawn with no sale and 107 have a sale on record so far. Some of them are below, the rest went to subscribers, and one that came back for less is here too.
1 Fernberg Road, Paddington Advertised for 153 days from 29 April. Priced at $1,300,000+ on 29 July, then called best offers by 14 September, a date that sat on our deadline watch. The day after, the ad read “Contact Agent”. Last seen on 29 September, and no sale on its record.
5 Breeza Street, Durack Advertised for 135 days from 14 May, starting with an offers close on 31 May. It asked $1.2m+ in July and $1.15m+ from 7 September, then named a new close. We last saw it on 26 September, two days before that close, and no sale on its record.
★2 Mount Barney Crescent, Algester The boomerang. Advertised for 65 days from 16 July. Gone on 19 September, then back on 13 October as a new listing, $50,000 lower.
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 349 asking-price moves across the 141 Brisbane South-West suburbs we watch; the biggest single cut was -18.2%, 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: 114 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.