PAQT Property Buyers Agency

PAQT Property Buyers Agency Brisbane buyers agent/advocate. With 30+ years of experience across three states, we’re not a one-size-fits-all approach, we get that your needs are unique.

Let us help you make the smartest move for your future!

16/09/2026

When a Bedroom Isn’t Really a Bedroom

A property may be advertised as a five-bedroom home—but are all five rooms legally approved as bedrooms?

In Queensland, a habitable room such as a bedroom generally requires a minimum ceiling height of 2.4 metres. This is particularly important in enclosed downstairs areas of raised homes.

If two downstairs “bedrooms” have ceilings below the required height, the property may effectively be a three-bedroom home with two non-habitable utility or storage rooms—not a genuine five-bedroom home.

The hidden costs can include:

• Paying a five-bedroom price for a three-bedroom home
• A lower bank valuation
• Building approval and compliance issues
• Expensive structural work to achieve compliant height
• Insurance or rental complications
• Reduced resale value and buyer appeal

Always measure the ceiling height and check the approved plans. A bed in a room does not automatically make it a legal bedroom.

Be Confident, Be Informed.

09/09/2026

What Are Those Different Floor Types Hiding?

A sudden change from timber flooring to tiles, vinyl or a different floor level may be more than a design choice.

It can indicate that a room was added later, an outdoor area was enclosed or the original layout was altered. The big question is: was the work properly approved?

Different flooring may also be hiding:

• Uneven floor levels
• Moisture or water damage
• Termite-damaged timber
• Cracking or movement underneath
• Asbestos-containing materials
• Poor waterproofing
• Incompatible subfloors
• An unapproved extension or conversion

A flooring change is not proof that something is wrong—but it is a reason to investigate further. Building inspections, approval searches and repair or rectification work can uncover significant hidden costs.

Don’t just look at the finish. Ask why the flooring changes.

Be Confident, Be Informed.

Happy Father’s Day to all the dads, stepdads, grandads and father figures who help make a house feel like home.Here’s to...
05/09/2026

Happy Father’s Day to all the dads, stepdads, grandads and father figures who help make a house feel like home.

Here’s to the everyday moments, laughter, guidance and memories that make home the most special place to be.

Wishing you a wonderful Father’s Day surrounded by the people who mean the most.

Be Confident. Be Informed.

02/09/2026

The Hidden Cost of Retaining Walls

A retaining wall might look like a simple part of the landscaping, but repairing or replacing one can become a major expense.

Cracking, leaning, bulging, poor drainage or water building up behind the wall can indicate a much bigger problem. The final cost may include demolition, excavation, drainage, engineering, council approval and difficult site access—not just the new wall itself.

Before buying, check the wall’s condition, height, drainage and whether it sits on or near a boundary. Also confirm who is responsible for maintaining it.

That ordinary-looking wall could be hiding a very expensive future repair.

Be Confident, Be Informed.

28/08/2026

The Hidden Trap in Floor Plans

That bedroom may not be as large as the floor plan suggests.

The advertised room measurement can include a built-in cupboard measuring approximately 600 mm deep by 2 m wide. Once you subtract that cupboard space, the actual usable floor area may leave very little room for a bed, bedside tables and comfortable movement.

Always look beyond the measurements and assess the real, usable room size.

Be Confident, Be Informed.

18/08/2026

**WEEKEND WRAP-UP | Is Brisbane’s property market softening?**

From what I saw on the ground this weekend, there are clear signs that conditions are shifting.

Four things stood out:

1️⃣ **Low attendance**
Even some newly listed properties attracted only two or three groups through the open home.

2️⃣ **Price reductions**
Several properties have had asking-price adjustments of around 10% after failing to attract buyers.

3️⃣ **Longer days on market**
Properties that may have sold quickly earlier in the year are now taking longer to move.

4️⃣ **Poor-quality stock**
A lot of the available stock had compromises—condition, location, layout or unrealistic pricing. Buyers are becoming more selective and are prepared to wait.

This doesn’t mean every Brisbane property is dropping in value. Quality homes that are well presented and accurately priced can still attract strong competition.

But the market is no longer moving at the same pace across the board—and that creates opportunities for buyers who understand the difference between a genuinely good purchase and a property that is simply sitting unsold.

Thinking of buying in Brisbane? Let’s talk about what I’m seeing on the ground and where opportunities may be emerging.

29/07/2026

🏡 The two clauses that protect you before you buy

When your offer is accepted, it’s easy to think the hard part is over…

But this is when the important due diligence begins.

Two of the most important protections in a property contract are your Building & Pest Clause and Finance Clause.

🔍 Building & Pest Clause
This gives you time to have qualified professionals inspect the property and identify issues you may not see during an open home.

They can uncover:
❌ Structural concerns
❌ Termite activity
❌ Water damage
❌ Roof issues
❌ Major defects or repairs required

A property can look perfect on the surface — but you need to understand what you’re actually buying.

🏦 Finance Clause
A pre-approval does not always mean finance is guaranteed.
This clause gives your lender time to complete their checks, including:
✅ Confirming your financial position
✅ Assessing the property
✅ Completing valuation requirements
✅ Ensuring the purchase is suitable for lending
The excitement of securing a property can sometimes lead buyers to rush or remove important protections.

Smart buyers use this period to investigate, understand the risks, and make informed decisions.

Because buying well isn’t just about finding a property you love…
It’s about knowing you’re making the right decision.


29/07/2026

🏡 Weekend Wrap-Up | On the Ground in Toowong

Spent the weekend exploring Toowong, just 5km from the Brisbane CBD, and there were some interesting trends emerging.

✔️ Apartments continue to offer excellent value, with some properties boasting impressive river views and lifestyle appeal.
✔️ Townhouses are also showing signs of price softening, creating opportunities for buyers looking to secure a well-located property.

One thing that stood out across several inspections was the relatively low attendance numbers. While quality properties are still attracting interest, buyers appear to be taking a more considered approach, particularly where pricing doesn't align with the market.

These are the types of market shifts that can create opportunities—if you know where to look.

Thinking of buying in Brisbane? Let's chat about what's happening on the ground, not just what's making the headlines.

Remember Be Confident, Be Informed

24/07/2026

🏡 Property Flaws: What Aerial Photos Can Hide

Aerial photos are designed to make a property look impressive.
But they don't always tell the full story.

Here are a few things I always check before recommending a property:
🚂 Train lines just outside the image.
🚛 Major roads with constant traffic noise.
🗑️ Refuse transfer stations or waste facilities nearby.
🏭 Industrial precincts or warehouses.
⚡ High-voltage power lines and substations.
✈️ Flight paths and aircraft noise.
🌊 Flood-prone land or overland flow paths.
🌳 Protected bushland that limits future renovations.
🚧 Planned developments that could change the neighbourhood.
🏘️ Large apartment projects that may impact privacy and outlook.
📡 Mobile phone towers.
🚨 Emergency service stations with frequent sirens.
🚚 Loading docks or commercial operations operating early mornings.
🌬️ Odours from treatment plants, poultry farms or industry.

The best property decisions happen when you investigate what's beyond the boundary—not just what's inside it.

That's why due diligence is about much more than the house itself. At PAQT Property we do approximately 40-50 checks.

Would you know how to spot these before making an offer?

20/07/2026

**Weekend Wrap-Up | On the Ground 🏡**

Another weekend spent inspecting properties across Brisbane North, and a few interesting trends stood out.

✅ Open home numbers seemed a little lower than we've seen in recent months.
✅ Properties that have been sitting on the market for a while are starting to show some price softening.
✅ Fresh listings that are priced accurately are still attracting strong buyer interest and good attendance.

The market isn't moving at the same pace across every property. Presentation, pricing and strategy are becoming increasingly important, creating opportunities for informed buyers.

If you're planning to buy and want someone on your side to help identify value and negotiate with confidence, I'd be happy to help.

Feel free to reach out if you'd like a chat about the market or your buying plans.

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