February Real Estate Update

For this month’s real estate feature, we spoke with Josh Sawyer, Director and Buyer’s Agent at PMC Property Buyers. Working across Brisbane, the Gold Coast and the Sunshine Coast, Josh helps buyers secure property in highly competitive markets where timing, preparation and local knowledge can make a significant difference to the outcome.

With experience guiding first home buyers, owner occupiers and investors through fast moving conditions, Josh and his team focus on strategy and positioning rather than guesswork. We asked Josh what he is currently seeing across Queensland, where buyers are finding opportunities and how people can put themselves in the strongest position heading into 2026.

1. What trends are shaping buyer decisions across Brisbane and Queensland at the moment?

I’ll answer this in two parts. Firstly, a huge proportion of buyers are now trading size, space and land size to achieve a more quality inner-city location. This has always been evident within the marketplace to an extent, but we’re seeing it now more so than ever. The huge recent increase in middle and outer ring house prices has forced buyers to reconsider the old Australian dream of a house on a good-sized block of dirt, with buyers realising they have to push for further away from Brisbane’s CBD to achieve this than they’d originally hoped. This is one of the main reasons we’ve seen such amazing strength in the townhouse and apartment markets within 10km of the Brisbane CBD, particularly over the past 2 to 3 years.

Secondly, our Gold Coast and Sunshine Coast teams are reporting strong demand for the coastal downsizing markets from cashed up retirees relocating from mainly Brisbane, but other capital cities as well, particularly Sydney and Melbourne. It appears a lot of retirees are taking the mindset of, “I’ve done my time in the big smoke, time to enjoy a more attractive, relaxed beachside lifestyle.” This is why we’ve seen such extraordinary growth in beachside suburbs in recent years, particularly in the apartment markets. It makes a lot of sense for this trend to continue in the short to medium term.

2. Are first home buyers or investors more active right now and why?

I would say first home buyers without a shadow of a doubt. The government’s new first home buyer 5% deposit scheme, which went live in October 2025, has opened the door for a truckload of first home buyers to enter the market much sooner than expected all at once and is contributing to the extraordinary demand we’re seeing in anything sub $1m in reasonable locations. It is not unusual to see these types of properties fetch 15, 20 and even 30+ offers. Investors are very active too, particularly in Brisbane with the Olympics on the way in 6 years’ time and given the increasingly compressed supply and waves of ongoing and incoming demand from all sectors of the market, strong capital growth in well located Brisbane property looks as safe an investment as any right now.

Then you have the ‘investors’ who are looking to strike now, using equity in their own homes, well in advance of retirement, to lock down well located apartments and townhouses near the beach in both the Sunshine Coast and Gold Coast markets. Buyers are confident that the price paid today will likely pale in comparison to the price paid in years to come and are acting now rather than waiting, which I would agree is a smarter strategy than sitting back and waiting.

3. Where are buyers finding the best value in the current market?

Good value, is there such a thing right now? Certainly not in the townhouse and apartment markets. And to be fair, it’s hard to find good value anywhere in Brisbane right now given how strongly the market is performing and has performed in 2025. Our team is doing a good job of finding and securing the diamonds in the rough out there, a lot secured off market with zero competition.

But I would say buyers can find reasonable value in quality established detached family housing, 4 bed, 2 bath, positioned 6 to 10km from the Brisbane CBD in the $1.8m to $2.5m range. Slightly more humble established homes, not brand new and with flash fit outs or finishings, but maybe a bit tired and needing a lick of paint or some cosmetic touch ups here and there.

4. Your outlook for buyers over the next 6 months across Brisbane and Australia?

If you’re looking to buy in Brisbane in the first half of 2026, strap in. You’re in for a wild ride. In such a relentlessly hot market, it is absolutely crucial to do your market research, prepare your finances and seek pre approval with a quality broker, see Madd for this and be prepared to make some compromises on your property brief, otherwise you will spend 6 months+ chasing the market and being slapped from pillar to post and eventually have to settle on something that will likely underwhelm you as you watch the market get away from you further.

Most of the time, the win is securing your ideal home, not saving $1k, $5k or even $10k to try to be smart and get a ‘better deal’. Time and time again I’ve seen buyers make this mistake, play games and get beaten to the punch by a stronger buyer and then be left regretting their decision weeks and months later.

Australia is the place to be. You only have to turn on the news to see how lucky we are to live in such a wonderful country. The outlook for Australian property looks bright, as always.

Josh’s insights reinforce how important preparation and strategy have become in the current market. With strong demand continuing across Brisbane and the coastal regions, buyers who understand their position and act decisively are generally the ones who secure the right property, rather than simply the cheapest one.

Having guidance from professionals who understand real time market conditions can help remove uncertainty and allow buyers to move forward with more confidence. For anyone considering their next move in 2026, taking the time to plan properly before entering the market can make the entire process clearer and far less stressful.