James Nelis - Buyers Agent

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REB Rising Star + 3x Buyers Agent Award Finalist 2026
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18/09/2026

Why do I think demand for quality inner-city Brisbane property will hold up over the long term?

It’s not an Olympics story.

It comes back to something much more fundamental: more people competing for a limited amount of well-positioned land.

Brisbane is growing. As that population increases, so does the next generation of buyers wanting to live close to the city, in established areas with the fundamentals already in place. Queensland’s latest projections continue to point to significant population and dwelling growth across Greater Brisbane.

You can build more dwellings.

You can’t create more land in the best-established inner-city locations.

That’s why I’m less interested in what might drive demand for the next five years and more interested in what can protect it for the next twenty.

Scarcity. Population growth. And the depth of the future buyer pool.

A lot of investors start with the same question:Which market should I buy in?But I think that question comes too early.B...
14/09/2026

A lot of investors start with the same question:

Which market should I buy in?

But I think that question comes too early.

Before we talk about markets, I want to understand what the purchase actually needs to achieve.

What does your lending position support?
When do you need the asset to perform?
What needs to happen after this purchase?

Because a market can perform well and still be the wrong market for your strategy.

You might create equity, but if your borrowing capacity doesn’t support the next purchase, that growth alone hasn’t moved the portfolio forward in the way you expected.

The sequence matters.

Portfolio objective → Timeline → Lending capacity → Market → Asset.

The property should be the outcome of the strategy, not the starting point.

That’s how I approach every purchase.

11/09/2026

The best investors don’t make each property decision in isolation.

They have a process.

A clear borrowing strategy.
A sequence for what comes next.
And a framework they can come back to, purchase after purchase.

That structure removes a lot of the uncertainty from investing.

Because when the process is clear, you’re not starting from scratch every time an opportunity comes up.

You already know what the next decision needs to achieve.

For a long time, progress was easy to measure.Work harder.Grow the business.Set the next goal.Keep moving.I still have p...
09/09/2026

For a long time, progress was easy to measure.

Work harder.
Grow the business.
Set the next goal.
Keep moving.

I still have plenty I want to achieve, but the way I think about success has changed.

I'm less interested in being busy for the sake of being busy.

I'm more interested in what the work is actually creating.

More time with the people I care about.

More control over my days.

The ability to choose which opportunities are worth pursuing and which ones I can comfortably leave alone.

And a business and financial position that gives me options rather than taking them away.

I'm still ambitious.

I just think the point of working hard is eventually having more choice over how you live, not less.

That's the kind of success I'm building towards.

07/09/2026

Successful investors aren’t better at predicting the future.

They’re better at making decisions without needing to.

No one knows exactly what the government will do, where interest rates will move or what the market will look like in 12 months.

What I see in successful investors is a quality decision-making process.

They focus on the fundamentals, understand the risks and make decisions that can stand up across different market conditions.

Because long-term success in property isn’t built on predicting what happens next.

It’s built on making good decisions regardless of what happens next.

The older I get, the less interested I am in maximising everything.More properties.More opportunities.More activity.More...
02/09/2026

The older I get, the less interested I am in maximising everything.

More properties.

More opportunities.

More activity.

More complexity.

I’m far more interested in optionality.

A portfolio that gives you choices.

A business that doesn’t require every opportunity to work.

A financial position that lets you make decisions because they’re right, rather than because you need them to be.

There’s a point where more stops being the objective.

The objective becomes building something strong enough to give you freedom over what happens next.

That’s what I’m optimising for.

One thing I want every client to feel after making a property decision is clarity.Not excitement because they “won” a pr...
31/08/2026

One thing I want every client to feel after making a property decision is clarity.

Not excitement because they “won” a property.

Not relief because the search is finally over.

Clarity.

They should understand why they bought it, what role it plays, what risks they’ve accepted and what needs to happen next.

Property will always involve some uncertainty.

My role isn’t to remove every unknown.

It’s to help make sure the decision is considered enough that you can remain confident in it, even when the noise around you changes.

I’ve become increasingly comfortable with saying no.No to a property that almost fits the brief.No to buying simply beca...
26/08/2026

I’ve become increasingly comfortable with saying no.

No to a property that almost fits the brief.

No to buying simply because borrowing capacity is available.

No to a market because everyone else seems excited about it.

No to changing direction because something new has appeared.

There’s a tendency in property to measure progress by activity.

How many properties have you bought?

How quickly are you building?

What’s next?

But sometimes protecting your position is the better decision.

Capital is finite.

Borrowing capacity is finite.

Time is finite.

Where you choose not to deploy those things matters just as much as where you do.

26/08/2026

Everyone’s quoting the national rent forecast. Ballarat’s numbers show why this has been building for some time

Vacancy moves down first. Rent growth follows, usually with a lag. It’s one pattern worth watching in any market, not just this one.

Ballarat’s vacancy sat around 2% in 2024. It’s been under 1% since late 2025.

If you’re setting rent expectations off a headline instead of checking vacancy in your actual market, you’re reading the wrong number first.

24/08/2026

There’s a big difference between finding a property and knowing whether you should buy it.

The value isn’t simply in what we can find.

It’s in the decisions we help clients make along the way.

Knowing when an opportunity is worth moving on quickly. When there’s room to negotiate. When the numbers or strategy don’t stack up. And importantly, when to walk away.

Because the goal isn’t to get you into a property.

It’s to make sure every purchase makes sense for your long-term plan.

That’s the part of buyer’s advocacy I think is often underestimated.

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Brisbane, QLD
4000

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