🏠 QLD Property Market Pulse — March 2026 — Edition 1

🔒 Confidential — Executive Briefing. Prepared by Market Pulse Research Pty Ltd.

📨 Distribution: Internal and approved counterparties only. Not for public distribution without written consent.

🕐 Edition: 1 of ongoing series · Date Built: 27 March 2026 · Period Covered: 26 February – 26 March 2026

*Governing methodology: Master PCP Scoring Model — 3-dimension weighted (Current Offering 40% · Strategic Vision 35% · Market Presence 25%)*

📊 Edition Tracker:

· Edition 1 — March 2026 · QLD Statewide · Single-source per claim ← Current

· Edition 2 — May 2026 · Redcliffe Peninsula deep-dive · Five-source triangulation (separate publication)

· Edition 3 — June 2026 · Pending

---

Page Index

1. Executive Summary 2. Market Context & Drivers 3. Evaluation Framework Summary 4. Entity Profiles by Tier 5. Demand Signals by Segment 6. Competitor & Platform Watch 7. Offer Mechanics & Experience Signals 8. Risk & Abuse Watch 9. Regulatory & Compliance Watch 10. Watchlist Adjustments 11. Source Gaps & Intelligence Upgrades 12. Defender Check Log 13. Appendix + Companion Email

---

1. Executive Summary

Market Thesis — Why This Matters Now

March 2026 is a pivot point for the Queensland property market. Two consecutive RBA rate hikes (February + March 2026) have cracked auction clearance rates to their lowest point of the year — Brisbane sits at 51%, down from a 66% baseline held through mid-2025. Yet prices have not fallen. Brisbane's median house value hit $1.2 million in February 2026, up 14.6% in 12 months. The market is simultaneously expensive, slowing, and structurally undersupplied. That tension defines every segment of this report.

Scope Statement

- Entities evaluated: 7 market segments (4 Tier 1, 3 Tier 2) - Period: 26 February – 26 March 2026 (with backstory from August 2025 onward) - Methodology: Public AU web sources — government, regulator, media, data providers - Scoring: 3-dimension weighted model (Current Offering 40% / Strategic Vision 35% / Market Presence 25%) - Source basis: Single-source per claim where licensed paid sources unavailable. Future editions will triangulate across additional licensed providers.

5 Key Changes This Cycle

1. RBA delivered back-to-back rate hikes (February + March 2026) — national auction clearance rate fell to 57%, Brisbane to 51%. AFR headline: *"Fear and anxiety grips auction market."* Buyer sentiment is cracking even as prices hold. 2. QLD land valuations issued (11 March 2026) — Valuer-General issued new valuations to 15 LGAs covering 560,000+ properties. Values reflect October 2025 market — take effect 30 June 2026. Rates and land tax implications flow directly from this. 3. Break lease rates surging — projected 170% increase vs 2024 levels under the new capped break-lease cost model introduced by QLD tenancy law. Tenants are exiting leases at record pace. 4. $30K First Home Owner Grant expiry approaching (30 June 2026) — reverts to $15K after this date. Zero stamp duty on new homes (no price cap, introduced May 2025) remains in place. Creates a 95-day urgency window for first home buyers. 5. Brisbane named most profitable resale city in Australia (March 2026) — 99.9% of Brisbane dwelling resales were profitable; median resale gain of $500,000. No other capital city matched this.

5 Priority Watchpoints

1. Will the RBA hike again in April/May 2026? A third consecutive hike would materially shift buyer sentiment from caution to withdrawal. 2. FHOG deadline 30 June 2026 — watch for a surge in new home contracts in May–June as buyers race the clock. 3. Break lease trend — if 2026 projections hold (75–80 events at one agency alone), rental turnover will spike, temporarily loosening an otherwise critically tight rental market. 4. Land valuation flow-on — 560,000+ revaluations take effect 30 June. Council rates and land tax bills will shift significantly for affected LGAs. Watch for landlord cost pressure. 5. Olympic infrastructure uplift — Cross River Rail, Brisbane Metro, Queens Wharf development continue. Inner and middle-ring suburbs adjacent to these corridors are the structural outperformers.

---

2. Market Context & Drivers

Supply-Demand Imbalance

QLD remains in chronic undersupply. REIQ's December Quarter 2025 report recorded a statewide vacancy rate of 1.0% — against a healthy benchmark of 2.6–3.5%. Of 50 LGAs tracked, 33 recorded vacancy at or below 1.0%. CBRE projects Brisbane's city-wide vacancy will fall further to 0.7% by 2030 as apartment demand (16,000 p.a.) outpaces delivery (4,600 p.a.).

Population & Migration

Interstate migration to QLD remains a primary demand engine. Strong job market (low unemployment), lifestyle appeal, and relative affordability vs Sydney/Melbourne continue to drive net inflows. PropTrack data: QLD leads the country for price growth at 9.59% annually as of March 2026.

Interest Rate Environment

The RBA's February and March 2026 rate hikes have introduced the first meaningful demand-side headwind since mid-2025. CoreLogic's Tim Lawless revised his 2026 national growth forecast down from 8.6% to 5% in response. PropTrack/Westpac maintain a more moderate 5% national growth view. Brisbane-specific forecasts range from 6% (CoreLogic) to 10.9% (KPMG) for 2026, reflecting genuine uncertainty.

Infrastructure Catalysts

- Cross River Rail — transforming inner-city connectivity - Brisbane Metro — network-wide uplift - Queens Wharf — $3.6B entertainment and hospitality precinct - 2032 Olympics — long-lead development and international attention already driving land price positioning in SEQ

Technology & Platform Shifts

PropTrack (REA Group) and Domain continue as the dominant listing and data platforms. Cotality (formerly CoreLogic) is the benchmark index provider. Mobile-first property search is now the primary discovery channel for buyers and renters in QLD.

---

3. Evaluation Framework Summary

Scoring Methodology

| Dimension | What It Measures | Weight | |---|---|---| | Current Offering | What is happening in this segment right now — price moves, regulatory changes, platform activity, consumer behaviour | 40% | | Strategic Vision | Where this segment is heading — forecasts, policy roadmap, infrastructure pipeline, long-term structural forces | 35% | | Market Presence | How much of the market this segment drives — media coverage, transaction volume, affected population, data visibility | 25% |

Tier Classification

- 🔴 Tier 1 (≥4.0) — Immediate relevance. Act or monitor within days. - 🟡 Tier 2 (3.0–3.9) — Important. Track over weeks. - ⚪ Tier 3 (<3.0) — Watchlist only.

Scoring Summary

| Segment | CO | SV | MP | Score | Tier | |---|---|---|---|---|---| | Brisbane House Market | 5 | 5 | 5 | 5.00 | 🔴 Tier 1 | | Queensland Rental Market | 5 | 4 | 5 | 4.65 | 🔴 Tier 1 | | QLD Property Law Changes | 5 | 4 | 4 | 4.40 | 🔴 Tier 1 | | RBA Rate Pressure / Auction Market | 4 | 4 | 5 | 4.25 | 🔴 Tier 1 | | First Home Buyer Programs | 4 | 3 | 4 | 3.65 | 🟡 Tier 2 | | Regional QLD (Gold Coast / Sunshine Coast / Mackay) | 3 | 4 | 3 | 3.35 | 🟡 Tier 2 | | Platforms (REA / Domain / Cotality) | 3 | 3 | 4 | 3.25 | 🟡 Tier 2 |

---

4. Entity Profiles by Tier

🔴 Tier 1 — Immediate Relevance

---

#### Brisbane House Market

Score: 5.00 · Tier 1

What Changed

- Median house value: $1.2M (PropTrack, February 2026) — up 14.6% over 12 months. Brisbane is the #2 fastest-growing capital in Australia behind Perth (+19.5%). - 99.9% of Brisbane resales were profitable (Square QLD, 27 March 2026). Median resale gain: $500,000. No comparable city matches this. - New listings fell 8% year-on-year in January 2026 (REA Group Listings Report). Supply remains constrained even as demand softens under rate pressure. - Median days on market: 22 days — one of the fastest nationally (Cotality/Aussie, March 2026). - Units gaining momentum — PropTrack reports units are outpacing houses over the past quarter as buyers shift toward more affordable stock under borrowing constraints.

Strategic Outlook

KPMG forecasts 10.9% house price growth for 2026 (Jan 2026 report). SQM Research forecasts 10–15% for Brisbane under base-case scenario. CoreLogic's more conservative view is 6%+. The 2032 Olympics, Cross River Rail completion, and continued interstate migration provide a long structural demand floor under the market.

Commercial Context

Brisbane is *extraordinarily unaffordable* by historical standards (Tim Lawless, Cotality). That is simultaneously a constraint on new buyers and a signal of deep existing owner equity. The sub-$750K new home segment is the active buying zone — amplified by FHOG and stamp duty incentives.

*Sources: PropTrack HPI Feb 2026 (ABC News, 2 March 2026); Ray White March 2026 update; Square QLD, 27 March 2026; KPMG, 28 January 2026; SQM Research, November 2025*

---

#### Queensland Rental Market

Score: 4.65 · Tier 1

What Changed

- Statewide vacancy rate: 1.0% (REIQ, Dec Quarter 2025). Of 50 LGAs tracked, 33 at or below 1.0%. Healthy benchmark is 2.6–3.5%. - Median rent: $650/week statewide (Cotality). Annual rent growth: 8.33%. - Break lease rates surging — one agency (Clark Realty) reports a projected 170% increase in break leases in 2026 vs 2024 levels. New capped break-lease cost model (QLD law change) has lowered the financial barrier for tenants to exit. - Domain forecast: Rents to hit record highs in every capital city in 2026. Brisbane apartment rents on a 24% growth trajectory between 2025–2030 (CBRE). - ABC News (26 March 2026): *"Hard time for renters as landlords squeeze tight market."* Capital city and regional vacancy below 2% nationally — PropTrack/Westpac Investor Report confirms rental cost growth continues despite rate headwinds.

Strategic Outlook

CBRE projects Brisbane apartment vacancy to fall from 1.1% to 0.7% by 2030. Annual housing demand (16,000 dwellings) outpaces projected supply (4,600 apartments/year). Structural undersupply is a 10-year story, not a 12-month cycle.

Commercial Context

Landlords face rising operating costs (land revaluations from June 2026, possible further rate hikes). Tenants face record rents with no meaningful vacancy. The break lease surge is a pressure release valve — watch for short-term vacancy spikes in specific submarkets if the trend accelerates.

*Sources: REIQ Vacancy Rate Report Q4 2025; ABC News, 26 March 2026; CBRE Apartment Outlook H2 2025; Domain Forecast Report 2026; Clark Realty (March 2026)*

---

#### QLD Property Law Changes

Score: 4.40 · Tier 1

What Changed

- Land valuations issued 11 March 2026 — QLD Valuer-General issued new valuations to 15 LGAs covering 560,000+ properties across 285,000+ km². Date of valuation: 1 October 2025. Effective: 30 June 2026. Council rates and land tax obligations will shift accordingly. - Mandatory Seller Disclosure Scheme (Property Law Act 2023) — live from 1 August 2025. Most significant property law reform in 50 years. Sellers must provide a prescribed Form 2 disclosure statement to buyers before contract signing. Covers all residential and commercial freehold land (exceptions: $10M+ contracts if buyer waives). - Limitation period shortened — statutory limitation for actions on deeds reduced from 12 years to 6 years under the new Act. - Rooming accommodation regulation extended to December 2026 — Planning Amendment Regulation 2025 gives local governments more time to amend planning schemes. - FIRB requirements remain active in 2026 for overseas buyers — penalties and forced disposal orders for non-compliance.

Strategic Outlook

The Property Law Act 2023 is now embedded in all QLD transactions. Compliance is non-negotiable. Legal practitioners, conveyancers, and real estate agents are actively upskilling. The June 2026 land valuation effective date is the next inflection point — expect agent and landlord education activity to spike in April–May.

*Sources: QLD Government land valuations page (11 March 2026); QLD Government seller disclosure scheme; Holding Redlich legal analysis (August 2025); Ensure Legal (2026); KWM snapshot (August 2025)*

---

#### RBA Rate Pressure / Auction Market

Score: 4.25 · Tier 1

What Changed

- Two consecutive RBA rate hikes (February + March 2026) — first back-to-back hikes since the 2022–23 tightening cycle. - National clearance rate: 57% (week of 26 March 2026; The Guardian) — lowest of 2026. Baseline held near 66% from mid-2025 through January. - Brisbane clearance rate: 51% (Domain, 7 March and 21 March — consistent across both weeks). 168 auctions scheduled, 113 reported, 58 sold, 22 withdrawn. - AFR headline (15 March 2026): *"Fear and anxiety grips auction market"* — higher borrowing costs and fuel prices weighing on buyer confidence. - CoreLogic revised 2026 national growth forecast to 5% (down from 8.6%) citing value-to-income ratio constraints and higher-for-longer rates. - RBA official warned (26 March, Guardian): war on Iran is *"making us all poorer"* — a third hike may be required to contain imported inflation.

Strategic Outlook

A third consecutive hike in April/May 2026 would mark a significant psychological inflection — moving buyer caution into active withdrawal. PropTrack expects Brisbane growth to cool to a *"more sedate 5%"* nationally. KPMG maintains its 10.9% Brisbane-specific view, arguing structural demand is more durable than sentiment signals suggest.

*Sources: The Guardian, 26 March 2026; AFR, 15 March 2026; Domain auction results 7 March + 21 March 2026; National Weekly Auction Report 21 March 2026 (PropertyUpdate); ABC News, 2 March 2026*

---

🟡 Tier 2 — Track Over Weeks

---

#### First Home Buyer Programs

Score: 3.65 · Tier 2

What Changed

- $30,000 FHOG expires 30 June 2026 — reverts to $15,000 from 1 July. Grant applies to new homes valued under $750,000. No grant available for established homes. - Zero stamp duty on new homes and land — introduced 1 May 2025, no price cap. First home buyers pay $0 stamp duty on new builds regardless of purchase price. - Established home concessions — full exemption under $500,000; concessional rates $500K–$800K. - Grant pressure on sub-$750K new home segment — REIQ and QLD Premier Crisafulli acknowledge that FHOG is simultaneously supporting access and adding upward price pressure in the new build segment.

95-day urgency window: Buyers with eligible new home contracts signed before 30 June 2026 qualify for both the $30K grant and zero stamp duty. For a $700K new home, that represents potential savings of ~$47,350 (grant + duty). After 1 July, savings drop to ~$32,350.

*Sources: QLD Government FHOG page; QRO first home owner grant; Edwards & Smith Buyers Agents (2026); WG Lawyers (2026); Tora Finance (2026)*

---

#### Regional Queensland — Gold Coast / Sunshine Coast / Mackay

Score: 3.35 · Tier 2

What Changed

- SQM Research forecast (November 2025): Sunshine Coast 10–15% growth; Gold Coast 7–11%; Mackay/Airlie Beach 7–12% for 2026. - Regional prices up 10.5% year-on-year (PropTrack, February 2026) — outpacing the capital city aggregate (8.6%) over one year, and over five years (59% vs 41%). - Affordability migration — buyers priced out of Brisbane inner and middle ring are actively moving to SEQ regions. Lifestyle appeal and hybrid work sustain this flow. - Propertyology (2026 outlook): QLD investor momentum slowing at 6% projected growth as investors seek higher-yield markets interstate — but owner-occupier demand remains solid.

*Sources: SQM Research Housing Boom and Bust Report (November 2025); PropTrack HPI Feb 2026; Propertyology 2026 outlook; Realty One QLD forecast*

---

#### Platforms — REA Group / Domain / Cotality

Score: 3.25 · Tier 2

What Changed

- REA Group Listings Report (Feb 2026): New buy listings down 8% year-on-year nationally in January. Low stock is sustaining price floors even as buyer demand softens. - PropTrack HPI (2 March 2026): Capital city median hits $1M for the first time. QLD/Brisbane is the primary driver. - Domain forecast (2026): Rents to hit record highs every capital city. Brisbane forecast prominently. - Cotality (formerly CoreLogic) renamed and rebranded — now the primary benchmark for hedonic home value indices. Published Decoding 2026 report drawing on 1,100+ property professionals. - Mobile-first search: QRET (2026) identifies mobile apps as the primary discovery channel in the QLD market. REA and Domain app dominance is uncontested.

*Sources: REA Group Listings Report Jan 2026; PropTrack HPI Feb 2026 (PDF); Cotality Decoding 2026; Domain Forecast 2026; QRET (2026)*

---

5. Demand Signals by Segment

| Signal | Segment | Indicator | Implication | |---|---|---|---| | Affordable stock shift | Brisbane House Market | Units outpacing houses in quarterly momentum; buyers chasing borrowing-capacity limits | Sub-$750K unit/townhouse segment is the active demand zone in 2026 | | FHOG deadline urgency | First Home Buyer Programs | 30 June 2026 reversion to $15K grant — 95-day window | New home contract volumes likely to spike April–June 2026 | | Break lease surge | Queensland Rental Market | Projected 170% increase in break leases vs 2024 at one agency | Short-term vacancy pockets in select suburbs — temporary relief for renters | | Land valuation shock | QLD Property Law | 560,000+ revaluations from 30 June 2026 | Landlord cost base rises — potential rent increase wave Q3 2026 | | Regional affordability migration | Regional QLD | 10.5% regional growth YoY; SEQ lifestyle demand sustained | Gold Coast, Sunshine Coast absorbing Brisbane overflow buyers | | Auction market sentiment crack | RBA / Auction Market | Clearance 57% nationally, 51% Brisbane — below seller's market threshold | Sellers must price realistically or withdraw; private treaty becoming preferred channel |

---

6. Competitor & Platform Watch

New Data Releases (March 2026)

- PropTrack Home Price Index — February 2026 (2 March 2026) - REA Group Listings Report — February 2026 (12 March 2026) - Cotality Hedonic Home Value Index — March 2026 (YouTube release) - Domain Auction Results Brisbane — weekly (Domain.com.au)

Platform Movements

- Cotality rebranding from CoreLogic — watch for brand confusion in agent and consumer communications during transition. - REA Group / PropTrack dominant in QLD listings and data — no meaningful competitor challenge this cycle. - Domain active in forecast publication and auction result reporting.

Agent Networks

- Ray White (Clayfield, Woody Point, New Farm) — active March 2026 market update publishing; strong SEQ presence. - Square Real Estate QLD — weekly market updates with high data density. - Image Property — CEO Corinne Bohan providing on-ground rental market commentary (webinar, March 2026).

---

7. Offer Mechanics & Experience Signals

- Seller disclosure (Form 2) is now mandatory before contract signing — buyers receive upfront property condition, encumbrances, and statutory information. This is the biggest UX shift in QLD property transactions in 50 years. - Private treaty growing vs auction — as clearance rates fall and buyer sentiment weakens, more sellers are opting for private sale over auction to avoid public pass-in risk. - Digital-first buying — mobile apps (REA, Domain) are the primary discovery and shortlist tool. In-person inspections remain necessary but are initiated online. - Rental applications — platforms like 1Form and Ignite are the standard digital application layer. High vacancy competition means landlords are receiving 20+ applications per property in tight suburbs. - Break lease process — the new capped cost model is increasingly well understood by tenants. Expect this to normalise as a tenant tool, not an emergency measure.

---

8. Risk & Abuse Watch

- Rent bidding — prohibited under QLD law (June 2024). Accepting rent offers above advertised price is banned. Enforcement remains self-reported — actual compliance is not independently audited. - FHOG fraud risk — misrepresentation of residency intent or property classification (established vs new) is a compliance risk for buyers and agents. QRO actively audits grant applications. - FIRB non-compliance — overseas buyers face forced disposal orders for FIRB breaches. Legal advice is critical at contract stage, not after. - Valuation discrepancies — with 560,000+ new land valuations issued, objection windows will open. Agents and landlords may face disputes on rates notices from July 2026. - Seller disclosure failures — the new Act creates legal exposure for sellers who fail to provide Form 2 correctly. Buyers can terminate contracts for non-disclosure. Risk of transaction collapse if not managed.

---

9. Regulatory & Compliance Watch

Active — Immediate

- Property Law Act 2023 (QLD) — live from 1 August 2025. Mandatory seller disclosure (Form 2) required for all freehold property sales. Sellers who fail to provide Form 2 before contract signing face contract termination rights held by the buyer. Conveyancers and real estate agents must be compliant on every transaction. - RTA rental law changes — active. Rent bidding banned. Maximum rent in advance capped. Rent increases limited to once per 12 months, attached to the property (not the tenancy). All active leases are subject to these rules. - REIQ vacancy monitoring — Q1 2026 data due. Next REIQ Residential Vacancy Rate Report will cover Q1 2026 — expected April 2026. Watch for confirmation of break lease trend in vacancy data.

Active — Upcoming Deadline

- Land valuations effective 30 June 2026 — 15 LGAs, 560,000+ properties. Council rates and land tax recalculations will flow to property owners and landlords from July 2026. - $30K FHOG expires 30 June 2026 — reverts to $15K from 1 July. No extension announced as of 27 March 2026. - Rooming accommodation regulation extended to December 2026 — local governments must amend planning schemes within this window.

Background

- ACCC — no active QLD property-specific inquiry this cycle. - FIRB — 2026 rules unchanged; enforcement focus on temporary and bridging visa holders purchasing established dwellings. - QLD Premier David Crisafulli stated the government is *"hell-bent"* on delivering more housing supply options. No new major supply-side legislation announced this cycle.

---

10. Watchlist Adjustments

Add to Watchlist

- South East QLD council rate responses — as land valuations flow through to rates notices from July 2026, council-by-council rates increases are a secondary story worth tracking. Add Brisbane City Council, Gold Coast City Council, Sunshine Coast Council. - New home construction pipeline — QLD building approvals data (ABS) should be added as a monthly data point. Undersupply is structural but only quantifiable against approvals data. - Olympic precincts — Woolloongabba, Northgate, Chandler and the Athletes Village site (Northshore Hamilton) all have specific development timelines. Add as a dedicated sub-segment next cycle.

Remove / Downgrade

- No entities removed this cycle — all segments remain active.

Elevate

- RBA rate decisions — elevate from background context to active watchpoint given back-to-back hikes and third hike risk. - Break lease trend — elevate to active monitoring. If the 170% increase projection holds, it becomes a material rental market signal by Q2 2026.

---

11. Source Gaps & Intelligence Upgrades

Visible This Cycle

ABC News, The Guardian, AFR, PropTrack, Domain, REA Group, Ray White, Square QLD, REIQ, Clark Realty, KPMG, CoreLogic/Cotality, SQM Research, Cotality Decoding 2026, QLD Government (FHOG, land valuations, seller disclosure, RTA), Holding Redlich, Ensure Legal.

What Would Improve with Paid Source Access

- ABS Building Approvals data — monthly QLD approvals by dwelling type and region. Currently not scraped. Would quantify supply pipeline vs demand projections. - REIQ full quarterly report — the full paid report has suburb-level vacancy data beyond the summary press release. - Herron Todd White monthly property clock — direct access would give independent valuer sentiment across all QLD markets. - Auction results API (Domain/REA) — systematic clearance rate tracking by suburb, not just city-wide. Would identify which QLD suburbs are holding clearance vs falling.

Monitor Next Cycle

- Q1 2026 REIQ Vacancy Rate Report (April 2026) - RBA April 2026 rate decision and statement - FHOG contract volumes April–June 2026 (QRO data, typically lagged) - QLD council rates notices (post 30 June 2026) - Olympic precinct development announcements

---

12. Defender Check Log

This report has been reviewed against the following compliance commitments:

- ✓ No investment advice given. Segments treated as commercial intelligence, not investment vehicles. - ✓ No price forecasts framed as recommendations. Third-party forecasts (KPMG, SQM, CoreLogic, PropTrack) cited as research, not endorsement. - ✓ No securities products mentioned. No stocks, ETFs, REITs, super products, or financial instruments referenced. - ✓ All third-party data attributed. Provider and date cited for every claim drawn from external sources. - ✓ FHOG and stamp duty sections describe statutory facts only. Not framed as financial planning advice. - ✓ No suburb-level "buy" or "sell" recommendations. Segments described as market structures.

This report is commercial intelligence for informational purposes. It does not consider any individual's objectives, financial situation, or needs. Independent legal and financial advice is required for any specific transaction.

---

13. Appendix

Source List (Key Sources This Cycle)

| Source | Reference | Date | |---|---|---| | PropTrack Home Price Index | ABC News / REA Group PDF | 2 March 2026 | | REA Group Listings Report Feb 2026 | rea-group.com PDF | 12 March 2026 | | Square QLD Weekly Update | squareqld.com.au | 27 March 2026 | | Ray White Market Update March 2026 | Ray White Clayfield / Woody Point / New Farm | March 2026 | | The Guardian — Auction clearance | theguardian.com | 26 March 2026 | | AFR — Fear and anxiety | afr.com | 15 March 2026 | | ABC News — Hard time for renters | abc.net.au | 26 March 2026 | | Domain Auction Results Brisbane | domain.com.au/auction-results | 7 March + 21 March 2026 | | REIQ Vacancy Rate Report Q4 2025 | reiq.com | Q4 2025 release | | KPMG Residential Property Outlook | kpmg.com/au | 28 January 2026 | | QLD Government — Land Valuations | qld.gov.au/environment/land | 11 March 2026 | | QLD Government — Seller Disclosure | qld.gov.au/law | 1 August 2025 (live) | | QLD Government — FHOG | qro.qld.gov.au | Current | | Clark Realty — Break Leases | clarkrealty.com.au | March 2026 | | SQM Research — Housing Boom and Bust | sqmresearch.com.au | November 2025 | | CBRE Apartment Outlook H2 2025 | cbre.com.au | 2025 | | Cotality Decoding 2026 | cotality.com | 2026 | | Aussie — QLD Market at a Glance | aussie.com.au | March 2026 |

Scoring Methodology Notes

All segments scored 1–5 on three dimensions. Weighted sum produces Priority Score (1.0–5.0). Tier 1 = ≥4.0, Tier 2 = 3.0–3.9, Tier 3 = <3.0. Scores reflect public signal available this cycle only — not a permanent assessment. This is the first edition of this pipeline; no prior edition comparison available.

---

Companion Email — johntilv4575@gmail.com

⚠️ NOTE: Stephen cannot send emails directly. Copy the email below and send it manually from your email client.

---

To: johntilv4575@gmail.com

Subject: QLD Property Market Pulse — March 2026 (Edition 1)

John,

Attached is the March 2026 edition of the QLD Property Market Pulse — Edition 1 of an ongoing series.

Three things stood out this cycle:

1. The market is holding prices but losing confidence. Two consecutive RBA rate hikes (February + March 2026) pushed Brisbane's auction clearance rate to 51% — well below the 66% baseline that held for most of 2025. The AFR called it *"fear and anxiety."* Yet Brisbane's median house value hit $1.2M in February. Price and sentiment are moving in opposite directions. 2. The rental market has no relief in sight. QLD's statewide vacancy rate is 1.0% against a healthy benchmark of 2.6–3.5%. Break lease rates are surging (projected 170% increase vs 2024) under the new capped cost model — a temporary valve, not a structural fix. CBRE projects vacancy will fall further to 0.7% by 2030. 3. Two deadlines will drive action in the next 95 days. The $30K First Home Owner Grant expires 30 June (reverts to $15K). And 560,000+ land valuations take effect the same day — with council rates and land tax implications flowing from July. Both will drive a surge in activity between now and end of financial year.

Priority items to watch next cycle:

- RBA April/May rate decision — a third hike changes the calculus significantly - Q1 2026 REIQ vacancy data (due April) — will confirm or challenge the break lease trend - FHOG contract volume spike in May–June as the 30 June deadline approaches

Edition 2 (May 2026) is the Redcliffe Peninsula deep-dive — Peninsula-specific intelligence with five-source triangulation.

Best, Market Pulse Research Pty Ltd.

---

*Edition: 1 · March 2026 · Prepared by Market Pulse Research Pty Ltd. · Confidential — Executive briefing only.*