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The Local Ormeau Property Chat with Brett Reddell
Your home is your biggest asset—make sure you’ve got the right advice.
Join Brett Reddell, Ormeau’s trusted real estate expert, as he shares short, sharp episodes packed with insights to help you make smarter property decisions. Whether you’re thinking of selling, planning ahead, or just want to stay informed—Brett breaks down what’s really happening in the local market and why it matters to you.
Real tips. Local knowledge. Straight from the guy who knows Ormeau best.
Hi, and welcome to the Local Ormeau Property Chat podcast. I'm Brett Reddell, your trusted local real estate expert for Ormeau and Ormeau Hills. Whether you are buying, selling, or just curious about the market. This podcast is here to give you the insights and advice you need, plus a little community connection along the way with a passion for selling family homes to families.
I'm here to share practical tips and expert knowledge to help you make confident real estate decisions. Let's get started.
Hello and welcome back to the Ormeau Property Chat podcast, your go-to podcast for anyone wanting sharp, honest real estate insights for Ormeau and Ormeau Hills. Now you're probably used to Brett here talking about hot topics when it comes to property. We we're gonna change it up a bit. Now we're gonna do it as an interview style and, um, create a little more entertainment and, uh, you know.
Probably a better looking, uh, host as well, mark. So kill me. Kill kill me now. Kill me now. So look, I'm joined by Brett Reddell the, your local area specialist, and today we're gonna look, we're just gonna unpack the state of the market right here in our local area. So whether you're buying, selling, investing, or just curious about what's happening with prices, listings and demand.
This episode is gonna give you the clarity you need to make smart decisions going into. 2026. Scary, isn't it? It is, it is. Hey mate. Thanks very much. Appreciate it. Ah, good to have you here, mate. Yeah. So tell me what's happening, what's been happening in the market? It's been a big
year. Um, it's been a crazy market.
Like, uh, all these buyers come outta the woodwork and they're all like panicking to buy. Um, open homes, you're getting large numbers coming through. Um, you don't need the frills and gadgets. You don't need coffee machines out the front door and, you know, free lollies on the giveaway. It's not about that.
People just want good quality advice and quality homes, and they are lining up and paying for it, you know. We've got three bedroom homes on small block, nearly a million bucks.
Wow.
Wow. Wows the word. You know, they were, they were 350,000 just before the, the C word COVID. Yep. Um, and you look at 'em now at a million dollars, it's just a great opportunity for those who bought them.
Uh, and you, you just see our capital growth. We know it's gonna keep growing. Yep. We know our market's just not, not gonna stop. It's the Gold Coast. Yep. Um, '
cause you've seen that throughout the year. As we, as we come to a close in 2025, it has just grown from January last year, right through now to
December.
Yeah. It's been a powerful year, but it's not just even our market and, you know, I can tip on this nationally, and I, I look at a, a good mate of mine is down in a, a little lonely town of Mildura, sort of, if anyone knows where that is. Not many people do. Um, sorry Luke. But you look at that and his, even his growth.
He has more than tripled he sales this year, really without doing anything different. Okay. It's just, it just seems to be, it's a good market for buyers. Um, and it's a good market for sellers out there. Um, I, I dunno what it is. I, I can't say the current economy's Well, that's what's gonna be my
next question.
What's driving it? What's, um. You know, what's keeping those prices continually rising and has the rise just been steady
across the year? Look, some of them have been steady, but we've seen a big jump just recently, especially in smaller price. Um, product, I think the, the government's incentive with this first home buyer scheme, um, I think it's also if you haven't bought in the last 10 years, you, you qualify for that.
Yep. That's definitely beefed up prices. Look, whether I agree with it or not, I, I don't believe, you know, I've got a son who could go out and buy a house. He's got a 5% deposit. Should he pay a million dollars for a house? No, it, it's, it's just gonna be back on the block at auction in a few years time. 'cause the affordability's not there.
Yep. You know, you don't have a tenant for a few weeks and you're out of pocket. So that is definitely forcing prices up. And it's also created a bit of a, a higher want. People are capitalizing on it. So we're seeing the older generation now downsizing. Yep. Going into retirement. Um, and then we're getting a lot of people moving up here because they got bang for buck.
Right. Um, we'll catch up to Sydney. You watch out New South Wales, we're coming for you. Wow. Mm.
So what happens over this Christmas period? So obviously, you know, most of the, our country shuts down for about three or four weeks. Um, everyone's on holidays. You've got that Christmas New Year period. What tends to happen?
To the property market over those three
or four weeks? Look, everyone's different. I find that the agents who are desperate to list during that time are desperate for money. But effectively, I don't like to list in that time. I don't like to waste my client's money. Marketing's a very big expense. Um, there's still a buyer pool out there, but you can always run an off market, uh, generally from the 23rd to either sixth or 13th.
You're building a pest. Guys, a lot of those go to tile in for some reason. Um, your solicitors, they shut down. They go on a holiday. Yep. Um, your banks, your brokers, no one's working. So, so those times, and that, that could be three weeks, don't even factor into dates on a contract. So even if you list your house and you're desperate and you want to get it listed, have a think about it.
Because you could get a contract signed and it's gonna sit there for three weeks anyway. Yep. And it's gonna have zero days attached to it. 'cause it's not gonna be read. It's not gonna be checked. There's no clauses, no real estate agent should be writing clauses. And if they are. They're not a solicitor.
And if the DOT's in the wrong spot, it changes the clause. Yep. Um, so you want it done right. You need it vetted, but it's just a, it's still a market. There's still people looking and we're still working. Yep. Don't get me wrong, if I've got stock that I'm carrying over, I'll be out there trying to sell it a hundred percent.
We'll get a commitment letter drawn up and get people onto it, but it's um, go have a break. Yep. Go on a holiday, take some time out. The house is gonna be there when you get back. Yep. And there'll be more. Yep. Watch for January. It's just gonna start again.
Well, that was my next question. Moving into the new year, you get through that New Year's phase, that first couple of weeks of January, do you January start to see a, an, an uplift in listings at that particular time?
Cause the people of who've from mid-December just gone. No, I'm
gonna, I'm gonna put it on hold. Yeah, definitely. Um, you know, it's funny, it's changed a lot too because people don't care about school anymore. So I don't need to have my kids in the school at the beginning of the term. Because it doesn't matter.
Yep. Because we've built such a resilience with children that they have the flexibility to fall into a new school. And it works, it generally falls around the parents and their, their jobs, their opportunities, um, and what they need to do. So yeah, come the second week of January, you're gonna see a lot more listings starting to come to market, uh, and watch it grow.
And we, it'll be a big second half, you know, of the fiscal, not not the year, but of the fiscal year. Yep. And you're gonna see. A market potentially grow again and look, I don't know. I'm nervous to see where it goes. Um, like I said, the capital growth in this Gold Coast corridor is, it just keeps going. Yep.
And going and going.
And I think would I be right in assuming that all Ormeau and Ormeau Hills especially continues to be strong because compared to as you get further north and into the inner or the the outer inner suburbs of Brisbane, and the same as you head to the Gold Coast, the price. Um, you know, the median price just jumps significantly.
So there's still value comparatively, um, you know, across Southeast Queensland in, you know, all Mo and all
Mo Hills. Totally agree with you, and I've always said this, we have not peaked. Yep. We've still got value. And look, it gets tack. Um, example, like there's a, currently there's a listing on the market, you know, offers starting at 1,000,049.
It's 200,000 below the value. It's supposedly got some retaining wall issues. Chuck 30 grand out, it returning walls fixed. But that affects value. Yep. But ultimately we haven't, we haven't peaked, we haven't got to those prices and we're not gonna be a Palm Beach or a Burley Heads Miami on the water.
We're not gonna be that, but we're definitely gonna be a very, very solid performing. Suburb Yep. In the future. And we're still value for money. Yeah. You can still get good growth there. Yep. And I
guess also still having that, um, that price threshold lower than everywhere else. Thi this new government scheme probably has affected, you know, all mo Ormeau Hills just about more than anywhere I would imagine.
Well, tell me where on the Gold Coast you can buy a property for a million bucks. Mm-hmm. Ang no. Yep. It's gone. Like, I'm trying to think where else you could even get it. MRA gone, upper MRA gone. Like pimp Mar. It's getting scary in Pimpama too. Yep. You know, A million bucks is not really a dream home. And, and people who, and we get a lot of investors, oh, I got $900,000.
Well that's probably gonna get you half a duplex or a townhouse. Yep. And, and even then, these townhouse being built, they're starting to be like 1.2, 1.3 mil. Um, don't get it. No, it's crazy. It's a scary market. Alright, interest rates, what's your prediction? 2026. Uh, two more holds and then a drop. Right. Uh, look, I don't believe in the inflation thing.
Inflation's driven by immigration. Uh, the government knows that, that the money that gets topped up from that is, is used unfortunately in our inflation figures and it probably shouldn't be. Um, but look, I think, yeah, two holds and a, and then a drop. Okay. See how we go? Don't hold me to it. No, I won't.
Although in about four episodes time, I'll also say, how'd that go for you? Yeah. Thanks Adam. Appreciate
it.
And, uh, what, in terms of, um, you know, the types of properties out there, are you seeing any difference between townhouses and, and homes or, you know, in terms of trends and things like that? Look, the
biggest difference between an offer is how it's presented.
But not all agents are the same. You know, you'll get an agent that'll come in and appraise your home and all they wanna talk to you about is how they're the best in the world and they sell the most, and that's all they do. But they don't talk to you about all the little things about, you know, let's fix this, let's fix that.
Let's declutter this, let's do this. This is what I want to do. Get me in on the day. And you know, I'll drag Ethan around and we'll be in there moving furniture. If you present it really well, that's the point of difference. A home's a home. Yep. You know, and they're all good homes no matter what. At the end of the day, it's how you put that offer on the plate that makes the difference
how you present it.
And people pay for that. And I guess one other thing being that it is Christmas time here and we, we are about to get an influx of tourists. Yep. Um, coming through to Southeast Queensland, do you see it, do you generally, or have you in the past seen an influx of buyers coming into the market sort of that late January time?
You know, the people who've come up and decided this is it, it's time to, to make the move, mate, you know
what, I'm gonna put that in the myth buster category. Okay. Right. Okay. Doesn't happen. Well again. Again, growing up through real estate and having, you know, these mentors tell you, oh, you know, you need to go and tell 'em there's gonna be an influx of people here.
And they're all camping and they're all buying houses. Bullshit. It is the biggest load of bullshit I've ever heard in my life. It is a desperate agent trying to get a listing. And they're lying to you. Yeah. You are camping. You're camping now. You're not, you, you've been camping when you, you had the kids when they were little.
Yep. And you and the Mrs packed the car up. You are already arguing, aren't you? Yeah. You're driving home. What are the kids doing? Um, I'm hungry. I wanna go to the toilet. No, I'm tired. I'm bored. Oh, they're picking on me. You get home, you forgot. Yep. You forgot you even looked at a house. It is the biggest myth that's out there.
Wow. People are on holidays for a reason. You will get some, but very rare. Yep. We know the Gold Coast gets flooded, but they're not out looking at houses. They're drinking beer, enjoying the beach, going to the beach and at the casino spending their money. That's what they're doing, mate. Right? That's what they're doing.
So, so mate, here's, here's something to think about for the Gold Coast. When, when you, you put pricing into the bucket of where we've grown, you know, 1973, um, you'd have a hundred bucks, two fifties. Mind you, 'cause we never had a hundred dollars. No. Yep. Two big, dirty, big paper. Fifties. That's right. What's it worth?
A hundred bucks back then. A lot. It was a hundred bucks. Mm. But then an ounce of gold was worth 600 bucks. A house in Broady was 12,007 50 bucks. 1973. So what is it now? What's a hundred bucks worth? A hundred bucks. A hundred bucks. But it's probably devalued in a hundred bucks, hasn't it? Oh, absolutely.
Like you said, a hundred bucks back then was worth a lot of money. Yeah. A hundred bucks now. Doesn't get you far. No, that's not even dinner.
No.
You know, an ounce of gold, 6,600. It's probably changed when this comes out. But then the house in broad is 1.5 mil.
Hmm.
So have a think about it. If you're gonna invest, invest in a home and look for the better priced areas.
This is where Ormeau and Ormeau hills comes in. This is like, this is the place to be. Yeah. You want capital growth. Yep. There you go. You Gold Coast. There's so
many pluses, isn't there? It's, there's still affordable and, and it hasn't peaked.
No it hasn't peaked. Watch the peak, ride the wave, put your money into to bricks and mortar and just let it go.
Get some good rent returns. We know that's out there, then we know that's happening. Uh, 'cause it's
a strong rental market too, isn't it? It is a very
strong market and there's a crying out for good properties out there and you know, vet your property managers look at their reviews. 'cause there's some shockers out there and I see them as a selling agent.
I don't rent. Properties out. I have a really good property manager who I have teamed up with. Um, but the properties that I've sold that have been managed by other companies, dead set, scary on how they just overlook the basic stuff. Yep. It's your investment. Protect it. Yep. Well,
I think we better do another episode on that at some point.
Oh. How to choose a good property manager.
There's a mate I've, I've seen it from ingress issues in bathrooms because they didn't wanna address all the silicon missing on the floor of the tiles, down to half a house eaten out by termites because the property manager just didn't bother to look at the tree that'd been hanging over the gutter for the last 10 years.
Wow. Bad. Wow.
Well, Brett, look as always really great to hear what's been happening on the ground from someone who lives and breathes the Ormeau and Ormeau Hills property market. So if you've been wondering what your property might be worth or whether now's the right time to make a move, Brett is definitely the person to speak to.
Yeah, gimme cool with his deep understanding of the local market and a proven strategy to get results. You are in very capable hands, so visit your local area specialist to have an. Honest conversation about your next property move. And of course, don't forget to follow us on this Local Ormeau Property Chat podcast.
So you never miss an episode. Hit the follow button and look. If you want to, uh, you know, you've got a topic you'd like us to, to talk about, please leave a comment. Please send a, send an email. Um, we, um, we'd love to hear from you once again, thanks for joining us and we'll, uh, we'll see you on the next episode.
Thanks, Brett.
Thanks mate. Appreciate it. Thanks for listening to the Local Ormeau Property Chat podcast. I hope you found today's episode helpful and feel more empowered on your real estate journey. My goal is to provide you with valuable advice while staying connected to our amazing community here. In Ormeau and Ormeau hills.
Remember, selling family homes to families is what I do best, and I'm here to support you every step of the way. Stay tuned for more tips, insights, and local area knowledge. In the next episode, I'll see you then.