HAMILTON DAVIS

HAMILTON DAVIS Hamilton Davis, real estate solutions, residential, commercial, projects. T. 1800 880 780

For the final release of house & land packages in Grandviews Canungra contact Luke Davis on T 0400773556
17/08/2026

For the final release of house & land packages in Grandviews Canungra contact Luke Davis on T 0400773556

Confidence has taken a real hit—but the story is more nuanced than that.The latest Australian Property Investor Property...
05/08/2026

Confidence has taken a real hit—but the story is more nuanced than that.

The latest Australian Property Investor Property Sentiment Report shows investor confidence has fallen sharply, with recent Federal tax changes emerging as the biggest source of uncertainty.

At the same time, Queensland is once again viewed as Australia’s most attractive state for property investment.

Our view is that South East Queensland’s long-term outlook continues to be supported by strong population growth, ongoing housing undersupply and resilient demand—fundamentals that extend well beyond short-term shifts in sentiment.

Markets move in cycles. Sound fundamentals tend to endure.

Source: Australian Property Investor Property Sentiment Report Q2 2026.

The purchase price is only the beginning.One of the most common mistakes we see is buyers focusing solely on the contrac...
01/08/2026

The purchase price is only the beginning.

One of the most common mistakes we see is buyers focusing solely on the contract price while underestimating the additional costs that come with acquiring and completing a property.

Depending on the project, these can include:

• Stamp duty, legal fees and government charges
• Site works, retaining walls and utility connections
• Driveways, fencing, landscaping and outdoor living
• Window furnishings, appliances and final fit-out
• A contingency allowance for unforeseen costs

These expenses can have a meaningful impact on both cash flow and overall project feasibility.

Understanding the total cost of ownership—not just the purchase price—allows you to budget more accurately, compare opportunities properly and make decisions with greater confidence.

At Hamilton Davis, we believe informed buyers make better long-term investment decisions.

Queensland’s apartment market is still leading Australia. But the real story isn’t price growth — it’s the widening gap ...
30/07/2026

Queensland’s apartment market is still leading Australia. But the real story isn’t price growth — it’s the widening gap between demand and the industry’s ability to deliver.

JLL’s inaugural Australian Apartment Market Outlook confirms strong structural fundamentals, even as the economic backdrop gets tougher.

A few numbers stand out for Queensland:

• Brisbane apartment prices rose 16.5% through 2025, with a further 6.4% by April 2026 — well ahead of Sydney and Melbourne.

• Rents climbed 6.8% over the year. Vacancy sits at just 0.8%.

• Approvals jumped 45.9% in the year to March 2026 — but labour shortages (compounded by the 2032 Olympics infrastructure pipeline) and rising construction costs mean feasibility, not approvals, is now the bottleneck.

Higher approval numbers don’t automatically become housing. Until projects stack up commercially, the supply-demand gap is likely to persist.
Affordability is the other side of this. Brisbane’s price-to-income ratio has hit 5.0x average household income — now above Sydney’s 4.5x. A city long seen as the affordable option is closing that gap fast.

Higher rates and recent tax changes may cool transaction activity short term. But the medium-term case stays intact: population growth, chronic undersupply, and solid income growth.

For developers and investors, the question is shifting. It’s less about calling the next price cycle, and more about identifying projects that can actually get built in a market where feasibility — not demand — is the constraint.

The Property Brief | Edition OneThe Australian property market rewards informed decisions, not rushed ones.Too often, bu...
16/07/2026

The Property Brief | Edition One

The Australian property market rewards informed decisions, not rushed ones.

Too often, buyers focus on the obvious—the asking price, the kitchen, the view, or the emotion of the inspection—while overlooking the factors that ultimately determine long-term value.

Successful property acquisition is rarely about finding the perfect home. It is about understanding the market, recognising value before others do, negotiating from a position of knowledge, and maintaining the discipline to wait for the right opportunity.

That philosophy sits at the heart of The Property Brief, a new editorial series from Hamilton Davis.

In this first edition we examine eight principles that every buyer should understand before making their next purchase:

• Why negotiations begin long before the first offer is made.
• Why exceptional locations consistently outperform exceptional homes.
• Why borrowing capacity should never define your budget.
• The hidden costs that many buyers fail to consider.
• Why land is often the greatest creator of long-term wealth.
• The importance of understanding every contract before you sign.
• How today’s decisions influence tomorrow’s resale value.
• Why patience remains one of the most valuable advantages any buyer can possess.

Property is a long-term investment in both lifestyle and capital.

The quality of your decisions today will often determine the quality of your outcomes for decades to come.

We hope this edition of The Property Brief provides a valuable perspective and encourages a more considered approach to property ownership.

—

Hamilton Davis
Independent Estate Agents

The Property Brief is a recurring editorial series providing market insights, practical guidance and informed perspectives on property acquisition, investment and wealth creation.

WHERE CAPITAL IS MOVING Markets are efficient. Capital rarely is.One of the more interesting observations from Knight Fr...
15/07/2026

WHERE CAPITAL IS MOVING

Markets are efficient. Capital rarely is.

One of the more interesting observations from Knight Frank’s recent Australian Private Capital report is not the volume of capital deployed over the past year.

It is who deployed it.

As institutional investors continue to navigate balance sheet constraints, refinancing cycles and portfolio reweighting, private capital has quietly become an increasingly influential participant in Australia’s commercial property market.

This distinction matters.

Institutions are often governed by mandates.

Private capital is governed by conviction.

That difference frequently determines who acquires assets during periods of market dislocation.

Queensland is increasingly benefiting from this dynamic.

The state’s combination of demographic expansion, infrastructure investment and relative pricing efficiency continues to attract investors prepared to underwrite long-duration themes rather than short-term sentiment.

History suggests that capital rarely waits for consensus.

It seeks pricing anomalies before consensus arrives.

For investors, the challenge is rarely identifying where markets have already moved.

It is recognising where capital is accumulating while attention remains elsewhere.

At Hamilton Davis, we believe understanding the movement of capital is often more valuable than predicting the movement of prices.

Because prices follow transactions.

Transactions follow conviction.

And conviction follows capital.

Hamilton Davis

Private Investment Intelligence for Queensland Property.

Will the New Tax Rules Shift Investors Towards Commercial Property?The recent changes to Australia’s capital gains tax r...
01/07/2026

Will the New Tax Rules Shift Investors Towards Commercial Property?

The recent changes to Australia’s capital gains tax regime may prove to be one of the most significant structural shifts in property investment for decades.

The numbers are compelling.

With inflation indexation replacing the 50% CGT discount, assets delivering lower capital growth but stronger income become relatively more tax-efficient. Historically, that has been commercial property.

The tipping point appears to be around 4.5% annual capital growth. Below that level, the new tax treatment generally favours commercial assets. Above it, residential property has historically held the advantage.

At the same time, commercial property continues to retain the benefits of negative gearing, while those concessions have been substantially reduced for many future residential investors.

This isn’t simply a tax story.

It has the potential to redirect private capital towards industrial property, neighbourhood retail, medical centres and quality office assets—particularly those offering secure income and long-term leases.

For Queensland, where population growth continues to support demand for commercial space, this could provide another tailwind for the sector.

Our view?

Tax policy doesn’t create great investments, but it does influence where capital flows.

Investors who have traditionally focused on residential property may now have a compelling reason to reconsider commercial real estate as part of a diversified portfolio.

Hamilton Davis

Hamilton Davis | Queensland Property Month in Review – June 2026Queensland’s property market continues to demonstrate re...
30/06/2026

Hamilton Davis | Queensland Property Month in Review – June 2026

Queensland’s property market continues to demonstrate resilience.

• Brisbane dwelling values have now increased by around 8% over the past 12 months, continuing to outperform many capital cities.

• Rental vacancy across South East Queensland remains below 1% in many locations, underpinning investor demand.

• Population growth continues to support housing demand, with Queensland remaining one of Australia’s strongest interstate migration destinations.

• Quality, well-located homes continue to attract strong competition, while buyers are becoming increasingly selective on secondary stock.

Our view: The fundamentals remain firmly in Queensland’s favour. Limited supply, ongoing population growth and disciplined lending conditions continue to support long-term values. As always, location and quality remain the key differentiators.

Hamilton Davis – Property Intelligence.

There’s a lot of talk about the Queensland market “cooling.”Across Brisbane, the Gold Coast and Logan, that’s not quite ...
16/04/2026

There’s a lot of talk about the Queensland market “cooling.”

Across Brisbane, the Gold Coast and Logan, that’s not quite how it’s playing out.

Things have slowed a touch. Buyers are more measured, and price growth isn’t what it was. But this isn’t a market finding its feet — it’s a market struggling to produce new supply.

The issue isn’t demand. It’s the ability to deliver stock.

Construction is still tight. Trades are stretched, build costs remain high, and many projects just aren’t stacking up the way they used to. We’re seeing delays, reshaping of projects, and in some cases, sites sitting idle.

At the same time, demand hasn’t gone anywhere.

SEQ continues to absorb population growth, with Logan in particular picking up a lot of that demand due to relative affordability.

So the imbalance remains:

→ not enough new stock
→ steady demand underneath
→ rising replacement costs

Slower growth doesn’t mean affordability is improving.

Until supply genuinely increases, Brisbane, the Gold Coast and Logan remain structurally tight markets.

HAMILTON DAVIS Luke Davis

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Gold Coast, QLD

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