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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're 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 everyone, and welcome back to another episode of the Ormeau Property Chat. I'm Adam, and today we're talking with Team Reddell about something every seller wants to understand, and that's what buyers are actually looking for right now, especially in Ormeau and Ormeau Hills. Because the reality is, the market is always changing.
What buyers were prioritizing 12 months ago might not be exactly what they're looking for today. Mm. And if you're thinking about selling, understanding what buyers want can make a big difference in how you position your home, how you present it, and many other things. So today, again, Team Reddell, Brett and Ethan, welcome.
Thank you. Good to be here.
Now we're gonna break down what buyers are looking for in Ormeau and Ormeau Hills right now, and what that means for sellers. So Brett, let's start this off. From what you're seeing right now, what are buyers prioritizing most when they're looking for a property in Ormeau and Ormeau Hills?
You know, value is what they're looking for. It used to be house, and the makeup of the home- bedrooms, living rooms, so forth. Being interest rates are going up, it's about value. It's about what they can buy to get into the market. 'Cause the minute you get out of the market- Right ... if you don't get straight back in, you're missing out.
Yep. 'Cause values are changing. And let's face it, every interest rate rise could be another 50 to 100,000 off your, your lending capabilities. Mm. Which we've seen before when they went up and did all these interest rate rises. You know, your $1.4 million buyers are now 1.3, then they're 1.2, then they're 1.1. Um, properties don't drop that fast.
Yep.
Just their borrowing capacity drops. So they're looking for value and opportunities to get back in the market, and it's a stepping stone for them to go to their next journey.
Sure. Okay. What sort of demographic are we finding that, um, you know, uh, really the buyers are at the moment, Ethan? Are they families?
Are they investors? What, um, what's making up the majority of the demographic of, uh, of buyers currently in Ormeau and Ormeau Hills?
I'd say it's a pretty fair mix. I mean, we've, we've got a, a lot more young families coming in, around 30, I'd say. Um, so it's, yeah, I'd say it's a bit of a mix. I mean, it really depends on the house after all.
We've got a, a bit of a mix of houses in, um, Ormeau Hills. You know, you've got the bigger blocks, the, the older houses, and then you've got the, the smaller, newer ones. Yeah. Um, the investors, yeah, they'll, they'll pretty much get anything that they can if it's, um, somewhat of a cheap price. But families, uh, young families are-
Sure.
Probably links back to- Yeah ... exactly what you said, value. And, um, you know- Yeah ... young families are the ones that need to be able to get into the housing market- Yeah ... and value's what, what, what, what ticks that box. So I want to, uh, probably explore that just a little bit more. Does that mean they're letting other, you know, wish list items go to get value?
Yes. Yeah. So sometimes a wish list is cosmetical.
Yep.
So you can change it.
Yep.
Um, if you have to drop a bedroom but you've got a, an open study, like there's plenty of three bed plus studies or- Yeah ... three bed plus media rooms. You create the space you need to create. And we had this conversation on the weekend actually with, um, with a couple.
Lovely couple, just them, um, and their dog. So the dog's their child. Yeah. And, you know, she's like, "I need a study." So we're trying to recreate it. It was a three-bedroom home. It had a media room, a large, large dining room off a kitchen, plus a lounge room. So plenty of space. And we're trying to recreate this media room into a big walk-in robe, extended ensuite, and a study.
In the end it's like, why don't you just make that your whole walk-in robe and ensuite? And just have a luxurious bedroom and make the third bedroom a study. Oh yeah, that works. So it's, it's just let's make it work because they are struggling to get into the market-
Mm ...
because house prices are rising, so you've just got to buy something, get in and, and do what you can to get it done.
Absolutely. So first impressions are obviously always a, a big part of, you know, uh, getting that interest early on. Yeah. If value's what, you know, the big thing that, uh, buyers are looking for right now, what can sellers do in terms of first impressions to show value?
It's a very interesting question, I have to say, um, because you can't really show a value, but you can demonstrate a lifestyle by keeping it clean and tidy-
Yep
which, 'cause the value is in the buyer's hands. So I suppose clear spaces, clean windows, great views, good breezes. So keep it clean and tidy-
Yep ...
is the best thing. We, we always hear it from buyers when they go through and if an owner's like, "Ugh, I don't want to clean up the house today," that's fine. It's up to them.
I can't make them. I'm definitely not gonna do it. Um, you know, we do it to a point. We, we have a blow vac and we blow leaves and grass off driveways and- Yeah ... pathways and patios. We do all that to preparations. We want it to look nice. But we always hear buyers come in and go, "Oh, they didn't clean up today.
Oh, they cooked cabana or chorizo or something," and the house is like, phew, strong. We have one of those on the weekend. Mm. Things, scents, awarenesses, change mindset.
Yep.
Like, that's why we give people a candle. And we have a designed candle for us that we give them because it's a mindset candle. And we have people been following us for two years, they just drop in randomly.
It's like, "Hey, you buying a house?" "No, no, I just want to come and say g'day."
Smell the candle.
Smell the candle. But that scent is a mindset thing.
Yep.
And we have a particular scent, not gonna go into it on here. Our clients know what it is, and it's been driven that way for a reason.
Yep. Okay. What, are, are you seeing any real deal breakers out there?
Like, so we, we know that, you know, that the buyers are looking for value- Mm ... that there's families looking for homes. Are there things you're seeing that sellers are doing that are just with, you know, a, a mismatch to what buyers are looking for right now that- Yep ... you know, are, are, are, are just breaking deals f- down from the start?
So a big thing is if you're buying a house, the last thing you want to do is walk into the house and think about what you've got to spend outside of the house. That make sense? So we're not talking about cosmetic, colors, floors, whatever. We're talking about things they have to physically fix.
Sure.
So we've had a situation, had a house, deck wasn't in great condition, handrails were rotten.
Yep.
So were they compliant? No. No.
So they had to be fixed.
Well, they had to be. You can't lean on them- No ... because you're gonna fall out and kill yourself. Yep. And that's the last thing you want to do. So but that come down to- A couple separating, one said, "I wanna do it," one said, "I don't wanna do it." The other one said, "Well, if you're not gonna help me pay for it, I'm not doing it."
So it comes down to us now having to fight it. Yes, we sold the house, but I'm a transparent agent, straight up, "Hey, guys, just so you know, these head rails are rotten." Yep. "Don't lean on them."
Yep. "
But you know, you need to replace them. Client's not gonna do it." Yep. "Factor it in."
Yep.
So, and they were like, "Yep, no worries, we're happy to do it."
Yep.
It was great, but it can be a deal breaker. That person had a tradie background.
Yep. Yeah, and if you, you don't have that, "Well, geez, do I wanna go to the hassle? I- I've got no how... I'd have got no idea how much that's gonna cost."
Yes.
Um, you know, all of those things. So probably a great advice there that- Yeah
especially if you're saying value is the biggest thing at the moment, get everything fixed that you need to be fixed. Don't leave- No ... um, question marks in, in buyer's mind of, how much more is this gonna cost me once I get in- Yeah ... to, to get this up to, to scratch?
Oh, look, I've been part of a, a company years ago where I, I was with another agent in the business and, um, he was an owner of that business.
Um, it was very anxious time because I'm listening to a person walk through a house telling people what they've got to spend to fix up carpet, kitchen, painting. Like, it just went on and on, and I'm, like, mentally taking a note of how much money. I'm thinking, these poor people are gonna buy this acreage property and then spend another 250,000 fixing it because the agent told them they have to.
Yep.
But there's nothing wrong with it, but they could live with it quite comfortably.
Yep.
Um, you don't want people's mindset focused that way. And r- again, we've talked about it in another podcast, negative/positive.
Yep.
If people have got a negative mindset going in to buy a house because they've got all these things in their head, they're not gonna buy it.
Set the positive.
Mm.
Don't, "Hey, just so you know, Mr. and Mrs. Buyer, that handrail, it needs to be fixed. It's rotten timber. Hey, you're in the trade. You must know a, a chippy or some- "Oh, yeah, I got a chippy. Oh, mate, easy, easy done. But, hey, what a great day. Barbecue up here with beers while you're doing the head rail.
Look at the view. When you're finished, just jump in your pool."
Mm.
Change it.
Mm.
Give them a reason. "Oh, yeah, that's a good idea. Oh, yeah, I'll get old mate over and he'll do that in no time." Yep. So, you know, you're setting a positive. Yep. So you're taking a negative problem- Yep ... into a positive response.
Yep.
Really, really important.
Okay. We're talking about what buyers are looking for in Ormeau and Ormeau Hills right now. Have you seen any change in the demand of, of, let's say, acreage versus houses versus units?
Yeah, there is. There is a bit of a change. Uh, look, I don't... Ethan, he sees everybody before I do, um, ultimately.
But look, some of the changes that we're finding is it's more location. People are transient now. Yeah. So they wanna know that they've got a train station or a bus nearby, and the kids are catered for school, and they got doctors, chemists, close to hospitals Almost, and Ormeau Hills is one of those areas, it was the forgotten zone for a long time, and it's not so much forgotten now.
People still don't even know it, which is crazy. So people know Ormeau-
Yep ...
but they don't know Ormeau Hills.
I didn't.
Well, it's a different postcode. Sorry, same postcode, different suburb. So people go, "Oh, well, I, I didn't know it was here. Isn't it the same?" No, it's not the same.
Let me ask you, what is the difference between Ormeau and Ormeau Hills?
Uh, the name, for a road. Well, uh, maybe we're a little bit hillier. Yeah.
I was gonna say, is, are there Oh ... are there hills?
Yeah, it's funny, you know, 'cause people come through, and I like to have a bit of a, a laugh and joke and break the ice, and they're like, "Oh, it's very hilly." I said, "Yeah, it's Ormeau Hills, not Ormeau Flats."
So, and it's true. Like, we've all lived in a flat suburb, and it's great, you know? Yeah. You, you just... It's a one roof line. It's like a big blanket of roofs.
Yep.
Um, no breezes it has nothing going for it. Ormeau Hills is beautiful. It's undulating, it's got views, it's got breezes. Remember, the wind goes up the hill, not down the hill.
Yep.
Always remember that. So it's great to be up higher on the hill and you get those gorgeous breezes coming through. Mm. So-
You got places with views
Oh, and it's just, it's so nice. Why do you think they take flat land and bench it?
Mm.
They got to, to give it character.
Mm.
To give it the ability for people to actually see that it is nice, that it's not just this flat living community that they used to build back in the days.
Yeah.
It's changed. Things have changed.
Absolutely. Absolutely. All right, so if you had to simplify it, what's the one thing sellers should focus on to appeal to buyers today?
Uh, I would say it's probably the location the most. Um, the amenities for the families as well. I mean, you got plenty of schools in the area.
Um, I, I know me growing up in Ormeau Hills, um, I used to catch the bus, uh, to go to Trinity College. Um, I also went to Mother Teresa, which is just over there, just over the highway. Um, y- you got, you got plenty of access for everything. You got parks, you got walking- You got a train station ... trails. Yeah, you got a train station.
Yep. So, like, y- you're really, you're in a good location if you really wanna go anywhere.
Absolutely.
It, it's a great selling point.
Family-friendly. Oh. We've got the, the M1- Yep ... the new M1 coming in. Yep Um-
But we're, we're loaded up with parks and walkways, and it's the life. Like, it's about having a social life in the 'burbs.
Like, everyone wants to grow up in the suburbs.
Yep.
You know, there's city people, and nothing wrong with growing up in the city, but it's a very different thing. You're either a city dweller or you're a suburb person. Yep. So I grew up in the country, I feel like I'm in the country.
Yep. But the other thing, you, you can, you can say that, Brett, too, but, mate, you've, you've only got three-quarters of an hour less than, north or south, to get to the beach or to the big smoke.
Well, I think it's... Yeah Don't quote me on this for kilometers, but I think Brisbane Airport's, like, 54 Ks, and Gold Coast Airport's 55 Ks. Like, that's not far to travel.
No.
Go to Sydney and travel five Ks and it'll take you twice as long.
I know. Yep.
So you- So- ... you can come up here to Queensland- So- ... and live in the 'burbs and have a great lifestyle
it's location and lifestyle, isn't it?
Perfect. Yep. Absolutely perfect.
Yep. It's- Our little hidden gem.
Yeah. Yep. Like, you loved it. You, you grew up there. Like, you were only little. Yep.
Mm.
What a, what a great suburb to grow into. And, and now we go to the supermarket, everyone knows him.
Yep.
He loves it. He loves going to the supermarket and taking three hours to buy groceries.
Don't you, mate?
Yeah.
Best time of his life. And then he'll bump into his maths teacher, "
Hello,
Mrs. Swann." Yep. You know?
Love it. Fantastic, guys. Look, I think this highlights and, um, you know, just how important it is to understand the market from a buyer's perspective- Yeah ... and what they're looking for. Um, so look, again, if you guys are thinking about, um, buying or selling- Consider Ormeau and Ormeau Hills, okay?
Mate, they
can hit me up for a coffee.
They can hit you up for a coffee?
Let's have a coffee. Let's go and sit down and have a coffee at one of our local coffee shops, and let's talk about your property. Let's talk about the market. We're happy to do that. We're, we're here for people.
Yep. Yep, and if there's anyone listening who hasn't even thought of Ormeau and Ormeau Hills and is looking at buying, come and have a chat to these guys about everything we're talking about, the lifestyle- Yep
the amenities, the, um, the, the easy access to, to just about anything. So Brett and Ethan are always here ready to help. Team Reddell, Ormeau and Ormeau Hills specialists. So thanks for listening. Please do share this episode with anyone you know in the area, um, looking to, to buy or sell. Hit Subscribe so that you can, uh, continue to, to hear all of our episodes.
Have a look at the back catalog. There's information on just about anything and everything you could wanna know about real estate in the area. Guys, it's been a pleasure. Thank you. Thank you. Thanks very much.
Really appreciate it, mate. 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.