It is the most searched question in Australian real estate. And it deserves a straight answer, not a vague range designed to keep you talking.
Here is how property value is actually determined on Brisbane's south side, what moves it up or down, and why two identical-looking houses on the same street can sell for vastly different prices.
How property value is determined
Professional property appraisals are based on comparable sales, what similar properties in your suburb have sold for in the last 6 to 12 months. This is the same methodology used by banks for mortgage valuations and by the Australian Taxation Office for capital gains assessments.
The key variables that determine where your property sits within the comparable sales range are land size and position, dwelling size and configuration, condition and presentation, improvements and renovations, and street and position within the suburb.
Larger blocks, corner blocks, and north-facing blocks command a premium. In Kuraby and Rochedale, land size is often the single biggest value driver. The number of bedrooms, bathrooms, and car spaces matters, but so does the floor plan. A well-proportioned 4 bedroom home will outperform a poorly laid out 5 bedroom home every time.
A well-maintained, freshly presented property will achieve the upper quartile of comparable sales. A tired, poorly maintained property will sit at or below the median regardless of its size. A quality kitchen renovation or bathroom upgrade can add meaningful value, but only if it has been done to a standard that buyers expect at your price point. A cheap renovation can actually hurt your result.
The suburb-by-suburb picture
Prices across Brisbane's south side vary significantly by suburb, property type, and specific street. The table below gives you a current snapshot of where each of my farm suburbs sits.
| Suburb | Median House Price | 12-Month Growth | Median Days on Market |
|---|---|---|---|
| Rochedale | $1,830,000 | -3.2% | 30 to 60 days |
| Rochedale South | $1,110,000 | +14.0% | 21 days |
| Kuraby | $900,000 to $1,300,000 | Strong growth | 21 to 35 days |
| Runcorn | Competitive | Steady | 21 to 35 days |
| Eight Mile Plains | $1,200,000+ | Premium | 21 to 42 days |
| Logan Reserve | $700,000 to $950,000 | Strong | 28 to 42 days |
| Underwood | Competitive | Steady | 21 to 42 days |
Market data sourced from Pricefinder, prepared June 2026. Median figures based on recorded sales in the 12 months to March 2026.
Why your neighbour's sale price might not reflect your value
The most common mistake vendors make is anchoring their price expectation to a nearby sale without accounting for the differences. Your neighbour's property may have sold for $1.4m but if it was 150m2 larger, faced north, had a newer kitchen, and was on a better street, that number is not a reliable benchmark for your property.
Equally, your property may be worth more than you think if you have made improvements, if your block is larger, or if the market has moved since the comparable sale you are referencing.
The only reliable way to know what your property is worth is a current, in-person appraisal from an agent who is actively selling in your suburb right now.
What inflated appraisals cost you
Some agents quote high to win the listing. It is a well-known practice in the industry and it is deeply harmful to vendors.
When a property is overpriced at launch, it sits on the market. Days on market accumulate. Buyers start asking what is wrong with it. Price reductions follow. The final sale price is often lower than what an honest appraisal would have delivered with a correctly priced, well-run auction campaign.
I do not inflate appraisals to win listings. My job is to give you an accurate picture of what your property is worth in today's market and then run a campaign that achieves the best possible result within that range, and ideally above it.
How to find out what your property is worth
Call me on 0410 218 499 or visit junaidally.com. I will come to your property, assess it in person, review the current comparable sales, and give you a clear, honest appraisal backed by data. No pressure, no obligation, and no inflated numbers to win your business.
Market data sourced from Pricefinder, prepared June 2026.
Frequently asked questions
Want to know exactly what your property is worth right now?
I will come to you, review the current comparable sales, and give you a straight answer. No inflated numbers. No pressure. Just data and honest advice. Call 0410 218 499 or request online.
Know someone wondering what their home is worth? Send this to them.
