For the first time in several years, Queensland buyers are entering a market where the balance of power has genuinely shifted in their favour. With Brisbane listings running 53% above year-ago levels, auction clearance rates at historic lows, and properties sitting on the market for longer, the conditions that define a buyer’s market are clearly in place.
How Conditions Have Changed
| Metric | Peak Market (2024–25) | Current (Sep 2026) |
|---|---|---|
| Auction clearance rate | 65%+ | 25.9% |
| Listing stock vs. year ago | -40% below avg | +53% above avg |
| Days on market | Short, rapid sales | Extended, more negotiation |
| Vendor discounting | Rare | Increasingly common |
Negotiation Is Back on the Table
During the boom years, many buyers felt compelled to offer above asking price, skip building inspections, or waive cooling-off periods simply to remain competitive. Those pressures have eased considerably. Making an offer below the asking price — supported by comparable sales data — is not only reasonable but expected in the current environment.
Do Your Due Diligence Properly
With fewer competing offers and more time to consider decisions, buyers can — and should — invest properly in building and pest inspections, legal reviews of contracts, and thorough research of comparable sales before committing. Skipping these steps in a hot market was a risk many buyers took reluctantly; there is no reason to take it now.
Don’t Anchor to Peak Values
Be cautious about anchoring your expectations to recent peak values. Properties in Brisbane are now selling at prices that reflect the current market — not the market of twelve or eighteen months ago. As a buyer, your job is to buy at the right price for current conditions.
Keep Your Finance Current
Pre-approval timelines, lending criteria, and borrowing capacity can all shift in a rising rate environment. For context on what’s coming with rates, see our guide on Rate Rises on the Horizon: What Queensland Buyers Should Prepare For. Ensure your finance is current and confirmed before making formal offers.
For an overview of where the market currently stands, see our Brisbane Property Market Update for September 2026.
Sapphire Estate Agents can help you navigate Queensland’s shifting market with clarity and confidence. Contact our team today — we are here to help buyers make smart decisions.
