u/Individual-Leg-4089

There’s been a bit of talk that property prices are slowing down. After checking the April numbers across SEQ, a few things stood out.

Looked at Brisbane, Gold Coast, Sunshine Coast and Ipswich, separating houses and apartments. I used adjusted estimates rather than raw medians only (that many media articles report), because raw medians can move just because a different mix of homes sold.

Main read:

- SEQ houses looked cooler in April, but not like a broad fall.

- Brisbane houses (+0.9%), Gold Coast houses (+1.0%) and Sunshine Coast houses (+1.2%) were still positive after adjustment, just softer than Jan-Mar.

- Ipswich houses had the clearest slowdown signal (-3.2%).

- Brisbane apartments (+3.8%) and Gold Coast apartments (+2.6%) still looked strong.

- Sunshine Coast apartments looked weaker (-3.4%).

So, there’s a fair bit of heterogeneity , but I wouldn’t call it a crash or a broad fall. It looks more like house momentum cooled in April, while apartments were more mixed.

Caveat: April sales may still be incomplete because some final prices get published later, and one month doesn’t prove a trend.
Happy to share the blog if useful.

How much is one m² of land worth in your hood or where you want to buy?

And which parts of Brisbane are people effectively paying the most for the dirt under the house? On the flip side, where is land still relatively more "affordable"?

You often see rough suburb estimates from agents, but they usually don’t adjust for the actual features of the property: bedrooms, bathrooms, car spaces, new builds, renovations, flood exposure, busy roads, and so on.

So I put together a SEQ chart looking at adjusted effective sale price per square metre of land.

Basically, a $1.5m house on 405m² is not the same thing as a $1.5m house on 800m². This tries to put the land component back into the picture.

The chart here shows 6 Brisbane hoods, but in the blog you can add/remove the hoods you’re interested in and compare how adjusted land price per m² has changed over time.

Important caveat here: these are smoothed/modelled estimates, not raw suburb medians, so the lines are meant to show the adjusted trend rather than every year-to-year jump. It is not a formal land valuation, council valuation, or unimproved land value. It is inferred from house sales and adjusted for observable property features and market context .

More info, method notes and caveats are in the blog. Curious if people find this view useful. Good night everyone.

April SEQ property prices: cooler houses, mixed apartments