For home‑hunters in The Gap, searching for a property in 2025 can feel bewildering. A recent case illustrates why many buyers end up wasting time on homes beyond their budget.
Read: Proposed Ellendale Connection Fuels Concerns Over Traffic, Parking Access
Homeowner Nicole McLeod, who bought her house in The Gap five years ago for her extended family, decided to sell when circumstances changed. But when she listed the home, she discovered an obstacle that many in Brisbane face: there was no clear price guide attached to the listing.
At first, her property was valued at between $5.5 million and $6.25 million by her chosen agent — yet no public price guide was provided. Potential buyers were invited to submit offers based on what they thought the property was worth. After several weeks on the market and feedback from prospective buyers, the agent indicated the home might realistically sell for closer to $3.5 million.
This approach reflects a broader pattern in Brisbane real estate: many homes go on the market without a price guide. According to recent analysis, 63 per cent of three‑ and four‑bedroom property listings in Brisbane do not provide any price indication.
The absence of price guidance is allowed under current legislation because in Queensland, properties going to auction may be listed without a price guide. It remains legal for agents to omit price details under such circumstances.
For buyers, lacking a price guide can mean attending inspections or auctions only to find properties are far outside their budget. In Ms McLeod’s case, she inspected several homes that turned out to be unaffordable, and the time and emotional energy she spent were wasted.
Frustrated with opaque pricing, she later changed her approach: working with an agent who provided a price guide to serious buyers during negotiation. Having clearer pricing helped filter out buyers who could not afford the home, shortening the sale process substantially.
For buyers in The Gap and surrounding Brisbane suburbs, Ms McLeod’s story is a cautionary example. It underscores the value of asking agents directly about probable sale prices, understanding that listings without price guides may conceal significant price differentials, and being prepared for the possibility that a property might end up well outside one’s budget.
Read: $8 Million Resort-style ClubQ Expansion Unveiled in Keperra
The Brisbane property market in 2025 remains challenging for buyers, but those who demand transparency and probe for real price expectations have a better shot at finding a home that really matches their means.
Published 27-November-2025
