Property Questions Answered

The most accurate way is a free appraisal from a local agent who knows the market. I look at recent comparable sales within a 1km radius, current buyer demand, and your property's specific features to give you a realistic price range. Online estimates from sites like Domain or realestate.com.au are a starting point but they are often 10 to 15 percent out because they cannot account for your home's condition, renovations, or street position. Call me on 0410 218 499 or request a free appraisal at junaidally.com and I will come to you.

In Brisbane's south side market, auction often produces stronger results when there are several motivated buyers competing for the same home. Private treaty sets a price ceiling before buyers have competed. Auction removes that ceiling and lets the market decide. Auction also produces unconditional contracts on the day, meaning no finance clauses, no building and pest delays, and no last-minute renegotiations. Whether auction suits your home depends on buyer depth, property type and timing, and I will show you the evidence before we choose a method.

A standard auction campaign runs 3 to 4 weeks on market from launch to auction day. Add 10 days preparation before launch for photography, marketing materials, and contracts. Most of my vendors are under contract within 5 weeks of signing with me. Settlement is then typically 30 to 60 days depending on what suits you. Private treaty campaigns can take longer if buyers want time for finance and building inspections.

The two main costs are agent commission and marketing. Commission is a percentage of the sale price and is negotiated at the appraisal. Marketing costs cover professional photography, video, floor plans, realestate.com.au and Domain listings, social media, and signage. I walk you through every cost before you sign anything. There are no hidden fees. I also always recommend getting a property lawyer or conveyancer lined up early as their fees are a separate cost typically between $1,500 and $2,500.

Not necessarily. The return on big renovations before sale is unpredictable. What consistently makes a difference is presentation: a thorough clean, fresh paint where needed, decluttering, and good landscaping. I give every vendor a personalised pre-sale checklist at the appraisal so you spend money only where it will add value.

Brisbane has two strong selling seasons: February to May and August to November. That said, Brisbane's climate means year-round buyer activity, which is different from southern states. Runcorn data shows peak selling in February to March and again in September to October. The best time to sell is when you are ready and the market has stock levels working in your favour. I can advise you on current conditions when you call.

Yes. In Queensland, a Form 6 is the appointment of agent agreement that gives your agent the legal authority to sell your property on your behalf. It sets out the sale method, commission rate, marketing budget, and campaign duration. It is a legal document so read it carefully before signing. I explain every line at the listing appointment and there is no pressure to sign on the day.

Look for someone with recent local sales in your specific suburb, not just the general area. Ask for their clearance rate, average days on market, and their marketing strategy. Check their reviews and ask to speak with past clients. Be wary of agents who give you an inflated appraisal to win your business and then ask you to reduce the price after a few weeks on market. I will tell you what I believe the home is worth from the start, and I will show you the sales that support it.

Auction day is conducted on site or at a venue. Registered bidders compete openly. If bidding reaches or exceeds your reserve price, the property is sold unconditionally on the day and a 10 percent deposit is paid immediately. If bidding does not reach the reserve, I negotiate with the highest bidder in the room straight after the auction. Most properties that pass in sell within 48 hours.

We discuss the reserve price in the days leading up to auction based on buyer feedback from open homes, registered bidder numbers, and comparable sales. The reserve is your decision. I give you my honest recommendation based on market evidence and what I have seen from buyers through the campaign. Setting it too high risks passing in unnecessarily. I will never pressure you either way.

Auction is a public, transparent process with open bidding on a set date. Expressions of interest (EOI) is a closed process where buyers submit written offers by a deadline. EOI suits prestige or unique properties where a broader pool of buyers needs time to do due diligence. For most family homes in Rochedale, Kuraby, Runcorn, Eight Mile Plains, Logan Reserve, and Underwood, auction produces a better result.

Yes. The sale proceeds are used to discharge your mortgage at settlement. Your conveyancer or property lawyer coordinates this with your bank. As long as the sale price covers the outstanding loan balance plus costs, the process is straightforward. If there is a shortfall, you will need to discuss options with your lender before proceeding.

Median house prices across Brisbane's south side have grown significantly. Runcorn is currently sitting at a median of $1.22 million with 25.4 percent growth over the past 12 months. Kuraby, Rochedale, and Eight Mile Plains are all strong performers. Every property is different though. The best answer is a free appraisal from me. Call 0410 218 499 or request one at junaidally.com.

Negative gearing is when your investment property costs more to hold than it earns in rent, and you offset that loss against your taxable income. Whether to sell depends on your individual tax position, capital gains implications, and the current market. I am not a financial adviser but I work closely with mortgage brokers and accountants who can help you model the numbers before you decide. Always get qualified advice before selling an investment property.

Any changes to negative gearing policy affect investor demand which can influence prices in certain price brackets. Brisbane's south side has strong owner-occupier demand which provides a buffer. As of mid-2026 the market remains active. I keep a close eye on policy changes and how they affect buyer behaviour in my specific suburbs. Call me for a current read on the market.

To bid at auction you must register on the day with photo ID. You should have your finance pre-approved and building and pest inspection done before auction day as the contract is unconditional once the hammer falls. Have your deposit ready, typically 10 percent of the purchase price. If you are the successful bidder you sign the contract immediately. If you are not sure how auctions work, come along to a few open homes and auction days to see the process in action before you bid.

For most home loans you need a minimum 5 to 10 percent deposit plus costs. Lenders mortgage insurance (LMI) applies if your deposit is below 20 percent of the purchase price. First home buyers may be eligible for the Queensland First Home Owner Grant and stamp duty concessions which can reduce upfront costs significantly. Speak with a mortgage broker before you start looking so you know your exact budget.

Beyond the purchase price, budget for stamp duty (transfer duty in Queensland), conveyancing fees of around $1,500 to $2,500, building and pest inspection around $500 to $700, loan application fees, and lender's mortgage insurance if your deposit is below 20 percent. Stamp duty in Queensland is calculated on a sliding scale and first home buyers may receive concessions. Your conveyancer can give you a full cost estimate before you commit.

A building and pest inspection is carried out by a licensed inspector before you complete a property purchase. It identifies structural issues, defects, and pest activity including termites. In Queensland, if you buy at auction the contract is unconditional so you need to complete any inspections before auction day. For private treaty purchases you can include a building and pest condition in your offer. I always recommend getting one done.

From the day your offer is accepted or you are the successful bidder at auction, settlement typically occurs 30 to 60 days later. Finding the right property can take anywhere from a few weeks to several months depending on your budget, suburb, and how competitive the market is. Having finance pre-approved speeds the process up significantly.

Rochedale, Kuraby, Eight Mile Plains, and Runcorn are all strong family suburbs. Rochedale has newer estate living with good schools and parks. Kuraby has established homes on larger blocks with a strong community feel. Eight Mile Plains is popular for its proximity to major arterials and employment hubs. Runcorn offers excellent value with strong capital growth, up 25.4 percent in the past 12 months. Logan Reserve is attractive for newer homes at more accessible price points. I can match you to the right suburb based on your budget and lifestyle.

As of mid-2026 Brisbane's south side remains one of the strongest performing corridors in Queensland. Runcorn has recorded 25.4 percent median price growth over the past 12 months. Buyer demand continues to outpace available stock in most price ranges, which means well-presented homes are selling quickly and often above reserve at auction. If you are a buyer, being pre-approved and ready to move quickly is essential in this market.

This is one of the most common questions I get. Selling first gives you certainty on your budget and avoids bridging finance. Buying first gives you time to find the right property without being rushed. Which approach suits you depends on your financial position, risk tolerance, and the current market. In a fast-moving market like Brisbane's south side right now, many vendors negotiate a longer settlement to give themselves time to find their next home. I can talk you through the options specific to your situation.

Stamp duty in Queensland is called transfer duty. The amount depends on the purchase price and whether you are a first home buyer, owner-occupier, or investor. First home buyers purchasing under $800,000 may be eligible for a full or partial concession. For a property purchased at $1 million, transfer duty for an owner-occupier is approximately $30,850. Your conveyancer can calculate the exact figure for your purchase. The Queensland Government's online transfer duty estimator is also a useful starting point.

Yes, depending on your income, deposit, and the price range you are targeting. Logan Reserve and parts of Runcorn still have entry points under $900,000 which may be accessible on a single income with a sufficient deposit. A mortgage broker can give you a clear picture of your borrowing capacity and what suburbs are realistic for your budget. I work with a finance specialist who can help.

Beyond how the property looks, check water pressure, look for signs of damp or moisture on ceilings and walls, check doors and windows open and close properly, look at the hot water system age, check the condition of the roof from outside if you can, and ask about the age of the air conditioning. Ask the agent about owner motivation, how long it has been on market, and whether there have been any price reductions. A building and pest inspection will cover things you cannot see with the naked eye.

As of 2026, Queensland's First Home Owner Grant provides $30,000 toward the purchase or construction of a new home valued under $750,000. It applies to new builds only, not established homes. You must live in the property as your principal place of residence for at least 1 year after purchase. Eligibility criteria apply. Your conveyancer or mortgage broker can help you apply as part of the purchase process.

For private treaty sales, your offer is submitted in writing through the agent, typically on a contract of sale. The offer includes your price, proposed settlement date, deposit amount, and any conditions such as finance approval or building and pest inspection. The seller can accept, reject, or counter your offer. I can guide buyers through this process even when I am acting for the seller, as transparency is good for both parties.

Brisbane continues to be one of Australia's strongest performing property markets. Infrastructure investment, strong interstate migration, and limited land supply in established south side suburbs are driving sustained demand. Runcorn has returned 25.4 percent growth in the past 12 months. For medium to long-term investors, Brisbane's south side offers a combination of capital growth and rental yield that is hard to find in Sydney or Melbourne at comparable price points. I always recommend speaking with a financial adviser before making any investment decision.