MARKET UPDATE -SOUTH CITY SQUARE- MIKE BENTLEY NOVEMBER 2025
There is no doubt the Brisbane property market, for both houses an apartments is very strong right now. The market has boomed for the past few years. My concern is has it reached the top? And if so, are we looking at a long period of no further growth, or little growth?
This is based on
-Affordability. Prices for 2 bedroom apartments around $800K are reaching the top of affordability for couple looking to allocate around 30% of their income to mortgage payments? (assuming an 80% mortgage, 25 year term, at 5.69%, repayments are $48,024 per annum. Based on the 30% guideline, that means their joint incomes must be at least $ 160K. Which they probably are right now, but perhaps not much further room to grow
-Of more concern, Brisbane apartments are higher than Melbourne apartments right now, which is the first time I have seen this in my 30 plus years working in real estate. In fact, not just higher but ;22% more expensive than Melbourne apartments.
I am worried, once the tide turns, and investors from Sydney and Brisbane itself work out that Brisbane has topped out, and they turn to Melbourne, we could easily see a drop in prices, and then a long period of no growth. (we have seen this happen from 2008 to 2021)
-Is that going to happen tomorrow or next year? Who knows maybe it won’t happen, but we DO know the recent price escalation can not and will not continue at such a rate.
-Is it time to sell? At the moment there is strong demand, and very little supply. Ive seen this so many times. Prices are going up, people don’t want to sell. Fully understandable. Then prices start to level or drop, and more properties come on to the market, giving buyers the upper hand, and prices fall.
-The current strong demand means it is possible to command an above market price premium now.
-One bedroom demand is high in the price range $600 to low $700’sK. (Incredible, Melbourne apartments are under $490K for similar apartments!)
Two bedroom, with 2 bathrooms would be $800- $850K.
OLYMPICS EFFECT
There is a lot of talk about the Olympics keeping prices high. Personally, I don’t see it, here is why.
According to Corelogic, Sydney property values jumped 60% between the Olympic announcement in 1993 and the actual Games in 2000. Since the Brisbane announcement in 2021 prices for apartments have risen 60%. So is there more upside?
But I think affordability for apartments is the issue. Luxury homes may still have more upside for sure.
In summary:
-I am, and always have been a recommender of long term investment tin real estate, however there comes a time when you can seriously cash in your chips and use your money elsewhere, and this could be one of those times.
-You can get an above market premium price right now.
-And save all the usual marketing costs, with no advertising needed.
- what you DON'T want is to face the next 13 years with no further growth.
CONTACT ME FOR MORE INFORMATION: michael@citylifeproperty.com
ESSENTIAL SOUTH CITY SQUARE SELLING TIPS BY MIKE BENTLEY
Selling your apartment in South City Square is a significant decision.
Here are some brief Selling Tips:
1. Interview at Least Three Agents
Each agent brings a unique perspective and specialty — some excel in selling one-bedroom apartments, while others might focus on larger units or specific sales methods. Don’t simply hand your property over to a rental manager without exploring alternatives. Renting and selling are entirely different skills. Interviewing at least three agents ensures you find the one best suited to your property and goals.
2. Ensure Your Property Is Vacant
The current market favors owner-occupiers over investors. But if the rental return relative to price is favourable, there are investors, especially from Sydney, looking to buy. A vacant property appeals to both groups: it’s easier to inspect, free from tenant-related challenges, and can be professionally presented. An vacant, well-maintained, and repaired apartment is more likely to attract higher offers, potentially adding thousands to your final sale price. Therefore, you need to plan and work with your trusted advisor on getting everything ready ahead of time so you can start the sales process as soon as the property become vacant.
3. Invest in Styling or Staging
Professional styling or staging, costing between $2,000 and $4,000, can dramatically enhance your apartment's appeal. It’s a proven strategy to attract more buyers and increase perceived value.
4. Get an Up-to-Date Rental Appraisal
Even if the property is vacant, a current rental appraisal can attract investors. Presenting accurate rental income potential ensures you don't miss out on this buyer segment.
5. Get Professional Help - Work with a Professional To Achieve Maximum Sales Results
Selling is a complex process, and having an expert on your side can make all the difference.
1. Agent Selection: Interviewing and choosing the right agent for your property.
2. Marketing Review: Cutting through unnecessary expenses and fluff in agent proposals.
3. Commission Negotiation: Setting performance-based incentives for maximum results.
4. Sales Price Negotiation: Ensuring the best price and terms with agents and buyers.
5. Trusted Advice: Acting as your middleman, safeguarding your interests every step of the way,
and much more.
Best of all, many of my services for sellersare completely FREE.
Download Your Free Selling Guide!
The tips above are just the tip of the iceberg!
There are in fact at least 24 expensive selling mistakes that most people are making right now. Discover the 24 Most Common Mistakes Sellers Make at South City Square — and how to avoid them.
Download your free booklet
Selling smarter starts with the right advice. Before engaging an agent, get in touch with me to discuss how I can help you achieve the best outcome.
See RECENT SALES at South City Square
Contact Mike Bentley, michael@citylifeproperty.com, tel 0468 314 999
The
apartments
1 South City offers a range of apartment designs including one, two and three bedroom configurations. Each apartment comes with at least one car space, and bike space with some extra storage available. Each apartment features light-filled modern spaces for contemporary living. Natural timber floors and light tones give the apartments a feeling of warmth and comfort.
South/City/SQ,
148 Logan Road,
Woolloongabba
apartments
features
- Gourmet style kitchen with Ilve stainless steel appliances, integrated dishwasher, 4 burner gas cook-top, feature lighting, mirrored splashback, reconstituted island bench
- Natural dark oak timber floors to kitchen and living, carpet to bedrooms
- Generously sized bedroom/s with large built-in wardrobes
- Bathroom/s with stone top vanity & mirrored cabinet
- Block out curtains to living and bedroom/s
- Ducted air-conditioning, no condensers on balconies
- Full security building with video intercom and swipe access only to all entrances and lifts
apartments
layouts
The apartments are designed for modern living, with a choice of floorplans to suit buyers requirements.
member
facilities
Residents at South City Square enjoy access to a rooftop oasis offering exceptional facilities such as the beautifully landscaped rooftop plunge pool, heated spa, resident’s dining room and outdoor teppanyaki bar, designed to make the most of Brisbane’s gorgeous weather.
The on-site concierge can assist Pellicano Living members with organising a range of services such as apartment cleaning, dry cleaning and laundry services, parcel and mail management, pet grooming and much more.
