This is the question I get asked at almost every listing appointment. And while I always have a clear recommendation, I think vendors deserve to understand the full picture rather than just being told what to do.
Here is an honest comparison of auction and private treaty, what each delivers, what each costs, and why I recommend auction for the vast majority of properties I sell on Brisbane's south side.
What private treaty is and how it works
Private treaty is the traditional method of selling with a fixed asking price. You list the property at a price, buyers make offers, and you negotiate to an agreed price and terms. Simple in theory. Often frustrating in practice.
The fundamental problem with private treaty is the price ceiling it creates. The moment you list a property at $1,250,000, you have told every buyer in the market that $1,250,000 is the maximum you expect. Negotiation goes in one direction from there, down.
Buyers make offers below asking price. You counter. They counter back. The final result is almost always below your asking price. You have negotiated against yourself from the moment you put a number on the board.
Private treaty sets a ceiling on your price. Auction removes it entirely.
What auction is and how it works
Auction is a transparent, competitive sale process with a fixed end date and no price ceiling. Your property is marketed for 3 to 4 weeks and all interested buyers attend the auction on a set date and bid competitively.
The highest bid above your confidential reserve price wins. The contract is unconditional from the moment the hammer falls. No finance clauses, no building and pest conditions, no cooling-off period. Certainty of outcome for both vendor and buyer.
The comparison
| Auction | Private Treaty | |
|---|---|---|
| Price outcome | No ceiling, driven by competition | Capped by asking price |
| Buyer competition | Direct, public, time-bound | One-on-one, sequential |
| Contract conditions | Unconditional on the day | Often subject to finance and B&P |
| Timeline | Fixed 3 to 4 week campaign | Open-ended, can drag for months |
| Risk of negotiation | Buyers negotiate up against each other | Vendor negotiates down against self |
| Cooling off period (QLD) | None after the hammer falls | 5 business days |
| Vendor control | Confidential reserve, you set the floor | Asking price is public from day one |
Why auction wins on Brisbane's south side
The buyer pool on Brisbane's south side is sophisticated and well-resourced. Buyers in Rochedale, Kuraby, Eight Mile Plains, and Logan Reserve are typically pre-approved, have done their research, and know what properties are worth. They respond to competition.
When two or more qualified buyers want the same property and they know there is a fixed end date, the price goes up. Not because of pressure or manipulation. Because that is how competitive markets work. Auction creates the conditions for this to happen transparently and legally.
My 94% auction clearance rate across Brisbane's south side reflects this. The vast majority of properties I take to auction sell under the hammer or within days of the auction via immediate post-auction negotiation.
When private treaty makes sense
I will be honest, there are situations where private treaty is the more appropriate method.
Properties that are genuinely unusual or have a very limited buyer pool sometimes work better with a fixed price, as auction requires competitive bidding to achieve a premium. Properties where the vendor needs a longer settlement period or has specific conditions that may not suit an unconditional auction contract. And occasionally, a very motivated pre-auction offer at a price well above any likely auction result is worth considering.
But these are exceptions. For the vast majority of well-located, well-presented residential properties on Brisbane's south side, auction is the better method and the evidence from my own results backs that up consistently.
The question to ask your agent
If an agent recommends private treaty for your property, ask them why. Ask them to show you their auction clearance rate. Ask them what percentage of their listings sell via auction versus private treaty. The answers will tell you whether their recommendation is in your best interest or theirs.
I am always happy to have this conversation. Call me on 0410 218 499.
Market data sourced from Pricefinder, prepared June 2026.
Frequently asked questions
Want to know which method is right for your property?
I will give you an honest recommendation based on your property, your suburb, and current market conditions. No pressure. Just straight advice. Call 0410 218 499 or book online.
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