Everything vendors ask us before, during and after a sale. Straight answers — no fluff.
The big questions vendors ask when they first reach out.
Our vendors average 6 days on market across all suburbs.
Well-prepared, correctly priced homes with premium marketing consistently sell in the first 1–2 open homes. Overpriced or underprepared homes can sit for months — which is why getting the strategy right before launch matters more than anything.
The Bayside market performs strongly year-round due to tight stock levels and consistent buyer demand. Spring (September–November) traditionally brings more listings to market — meaning more competition. Selling in autumn or winter often means fewer competing properties and the same pool of active buyers.
The honest answer: the right time to sell is when your property is properly prepared and the market conditions suit your situation. A well-run campaign in June will outperform a poorly run one in October every time.
Yes — and this is something we have direct experience with. Several of our best results have come from properties that failed to sell with other agents.
We start by diagnosing exactly what went wrong — pricing strategy, marketing presentation, buyer targeting, or a combination. We then completely reset the campaign: new staging, new media, upgraded REA listing, and active database matching to buyers who weren't approached the first time.
No — and we'd strongly recommend you're not. Buyers feel more comfortable exploring freely and asking honest questions when the owner isn't present. It's easier for them to picture themselves in the home.
We handle every aspect of open homes and private inspections. You'll receive a detailed feedback report every Wednesday with buyer interest levels, specific feedback on the property, and any offers in progress.
Once an offer is accepted, the buyer has a standard 5-business-day cooling off period (unless waived). After that, the contract moves toward settlement — typically 30–60 days, though we frequently negotiate 21-day settlements for motivated buyers and sellers.
We stay involved right through to settlement — coordinating with solicitors, the buyer's agent, and both parties to make sure nothing falls over at the line.
Yes. Tenanted properties sell regularly in the area, particularly to investors. The key considerations are access for inspections (which requires proper notice to tenants under QLD law), presentation, and whether the current lease terms suit the buyer pool you're targeting.
We can walk you through the specific rules and the best approach for your situation before you commit to anything.
How we make your home the most-viewed listing in our area.
Our standard campaign includes: Premiere Plus REA listing (highest available tier), professional photography, drone footage, 3D scan, floor plan, site plan, professional video, targeted social media advertising, signboard, brochures and campaign essentials.
We also offer REA Audience Maximiser — your listing follows qualified buyers around the internet across news sites, social media and search after they've engaged with it.
Yes. Marketing investment can be deferred to settlement for a small fee. This means no upfront cost to you — the campaign is fully funded from your sale proceeds. We can also hold costs for property preparation, staging and trades through the same facility.
This is one of the most important parts of our process. We maintain a database of 7,500+ buyers across the Bayside — many actively searching in higher-priced suburbs like Wellington Point, Birkdale, Wynnum and Manly who've never considered the Bayside but can comfortably afford it.
Of our last 12 the Bayside sales, 8 buyers came from our existing database. 4 of those 8 had never searched in the area before we introduced them to the area. That's how we achieve prices that consistently exceed the suburb median.
Yes — every listing gets a targeted Meta (Facebook/Instagram) campaign. We build custom audiences based on your home's likely buyer demographic: income bracket, life stage, location, and property search behaviour. This drives an average of 1,000+ additional qualified views per listing that wouldn't come through REA alone.
Every Wednesday you'll receive a detailed written report covering: buyer enquiry numbers, open home attendance and feedback, REA listing views and performance stats, and any offers or negotiations in progress.
For real-time updates and quick questions, we use a dedicated WhatsApp group — so you're never left guessing where things stand.
Straight answers on fees, appraisals and how we approach price.
We offer three commission structures depending on your situation:
Standard fee — a flat rate, no hidden costs. Simple and transparent.
Choose your own — lock in your price, experience the full service, then choose the rate you feel reflects the result we achieved. The accountability sits with us.
Marketing covered — we cover your marketing costs upfront as part of the campaign. Nothing out of pocket until settlement.
We'll talk through which option makes the most sense for your situation at the appraisal — there's no pressure to decide before then.
Our goal isn't to give you the highest appraisal — it's to create maximum competition on your property. We analyse recent comparable sales, current buyer demand, your home's specific features, and what's actively selling in the area right now.
We then design a price guide that anchors the midpoint and keeps the ceiling open — so the market and genuine competition, not an arbitrary number, determine your final result. Advertising a price too early creates an artificial cap.
In the Bayside, the vast majority of homes sell via private treaty (not auction). The market moves quickly and buyers here tend to be decisive — particularly the cash buyers and database-matched buyers we work with. Auctions can work for unique or prestige properties but aren't our default recommendation for the typical the Bayside home.
We'll always advise on the best method for your specific property rather than applying a one-size-fits-all approach.
Yes, genuinely. There's no obligation to list with us, no pressure, and no fee. We provide a detailed market appraisal based on recent comparable sales and our knowledge of the current buyer pool in our area. You can use it to make an informed decision in your own time.
What to do — and not do — before your property goes to market.
Staging is our most recommended pre-sale investment. In some cases, it can add $50,000–$100,000 to your sale price — well above the cost of the service. Our stylists will advise whether they can work with your existing furniture and what should be removed or replaced.
Costs can be deferred to settlement through our finance facility — no upfront expense required.
A pre-sale B&P is non-negotiable in our process. We organise an inspection before your property goes to market, then share the report with all buyers from day one.
90% of buyers waive the B&P condition entirely when a report is already provided — meaning stronger, cleaner contracts for you and less chance of renegotiation after the sale price is agreed.
Not every home needs the same level of preparation. We'll give you a specific, honest recommendation based on your property — focused only on things that will return more than they cost.
Common high-return items: staging, garden and lawn presentation, a full house and window clean before photos, fresh paint in high-traffic areas, and removing personal items and clutter. We can coordinate every trade and defer all costs to settlement.
Major renovations rarely return their full cost at sale. Cosmetic updates — paint, flooring, gardens, staging — typically deliver the best return for the least spend.
The exception is functional issues: significant building defects, non-compliant structures or serious water damage should be addressed, as they'll be flagged in a B&P and used by buyers to negotiate downward. We'll advise specifically on your property.
Key compliance requirements at sale in QLD include:
Smoke alarms: 2022 legislation requires all sold properties to have compliant interconnected smoke alarms. An electrician can certify this — we can refer you to someone reliable.
Pool safety certificate: if your property has a pool, a current pool safety certificate is required.
Body corporate disclosure: required for all strata and community title properties.
Form 2 — Seller Disclosure Statement: Queensland sellers must provide a Form 2 to the buyer before a contract is signed. It discloses known facts about the property including encumbrances, outstanding charges and relevant notices. Getting it wrong can give the buyer the right to terminate — we make sure it's prepared accurately and on time.
We'll confirm exactly what applies to your property and coordinate anything needed before launch.
What working with us actually looks like from first call to settlement.
We walk through your property, discuss your goals and timeline, and provide a detailed market appraisal based on recent comparable sales in our area. We'll also give you honest recommendations on preparation — what to do, what not to bother with, and what it'll cost.
There's no obligation to list with us and no pressure. Most appointments take 45–60 minutes.
If your property is ready to go, we can be live on REA within 5–7 business days of signing — allowing time for photography, video, 3D scan and copywriting.
If preparation work is needed (staging, repairs, cleaning), we'll set a realistic launch date based on the scope. We never rush a campaign launch — a well-prepared home going live on the right day consistently outperforms an underprepared home launched quickly.
We're transparent with all parties that multiple offers exist and set a clear deadline for best and final offers. This creates genuine competition rather than letting buyers feel they have time to negotiate incrementally.
We then present each offer with a full breakdown — price, conditions, settlement terms, and buyer profile — and recommend the strongest overall position, not necessarily just the highest number. An unconditional offer at $1,480,000 is often better than a conditional offer at $1,510,000.
We coordinate the contract process and liaise directly with your solicitor or conveyancer throughout. You'll need to engage a solicitor for the legal side — if you don't have one, we can refer you to local professionals we trust.
We stay involved through to settlement, making sure nothing falls over at the finish line.
In a well-run campaign this is rare, but it happens. If we reach the end of a campaign without a result, we'll have an honest debrief: what the market is telling us, whether pricing or presentation needs to change, and what the right next step is.
We don't extend failing campaigns indefinitely. If something isn't working, we'll tell you directly and adjust — not keep running the same approach and hoping for a different result.
Call Billy directly or book a free appraisal — no obligation, no pressure.