Australian Broker returns with its Spotlight Series, your inside look at standout brokers, lenders, BDMs and more shaping Australia’s fast-moving mortgage and finance industry.
In part two of our chat with Brisbane-based broker Luke Ashby, we take a closer look at Queensland’s red-hot property market, especially what's driving the boom in Brisbane.
Ashby, a finance specialist and mortgage broker at Emerge Finance, shares real-world insights and practical tips, covering everything from the region’s rapid growth to its unique lending challenges, and whether buyers are already too late to get in.
The following interview has been edited for grammar and clarity.
AB: How is Queensland's property market different from other parts of Australia? What are some of the challenges you've faced in Brisbane and Queensland that are maybe not present in other parts of Australia?
Luke Ashby: The market’s been hot since I joined the industry, especially in Brisbane. We’ve always had strong interstate migration; lots of people selling their $1 million-plus homes in Sydney or Melbourne, and buying up prime real estate in Brisbane, often outbidding the locals.
For first-home buyers in particular, the big challenge has been the price caps for government incentives. Stamp duty waiver was stuck at $500,000 for way too long. Now it’s been increased to $700,000, which helps. But honestly, I’d love to see it more like $850,000.
Same thing with the First Home Guarantee [scheme]. That $700,000 cap hasn’t cut it for a while in Brisbane, and it’s just not achievable in many suburbs. Thankfully, that’s lifting to $1 million from January, which is a big win.
AB: With Queensland heating up and prices on the rise, is it too late to break into the market?
LA: Not at all. I think there’s still plenty of room for growth. Brisbane’s still got lots of upside, especially with the infrastructure coming ahead of the 2032 Olympics. Plus, we are still a fair way behind Sydney in terms of prices. So we have room to grow and catch up.
I’m seeing a lot of investors buying in Brisbane, as well as in places like Ipswich and Toowoomba. The price points are more affordable and you can still pick up a house on a decent block for under $700,000 with solid yields.
AB: What are your thoughts on Australia's loan and property markets as we enter into the back half of 2025? Are you seeing more activity? Or less than a year ago?
LA: There’s definitely more activity out there at the moment. Lots of people are looking to understand their options, whether that’s upgrading, downsizing or accessing equity to renovate or consolidate debt.
I’ve been doing a lot more bridging loans lately. And I’ve noticed more people are building again too, compared to the last couple of years.
There’s also still plenty of first-homebuyers out there, some using family guarantors, others jumping on the First Home Guarantee. There are some really cool solutions out there for them right now.
The two recent rate cuts have definitely helped spark more enquiry. People seem more confident again. I think there’s a bit of FOMO creeping in too, especially with first-time homebuyers, that "if-we-don’t-get-in-now, we-never-will" feeling.
AB: How are things like interest rates, the re-election of the Labor party and global uncertainty impacting the market? And what advice do you have for clients or would-be homeowners during this time? And as a broker, how do you better prepare for this?
LA: There’s always going to be noise: Interest rates, politics, what’s happening overseas. But most people I speak to are just focusing on what they can control. The recent rate cuts have definitely helped confidence, but people are still asking a lot of questions and being cautious, which isn’t a bad thing.
My advice to clients is, get clear on your goals, understand your numbers and don’t make decisions based on fear or what the media says. Focus on the long game and make sure whatever you’re doing fits your personal situation.
As a broker, I just try to stay across policy changes, be proactive with updates and continue building a strong team around me, so we can give calm, clear advice no matter what’s going on in the background.
AB: What other trends are you seeing in the market at the moment?
LA: Rentvesting is a big one. People renting where they want to live and buying an investment somewhere more affordable. This especially works well for younger buyers still living at home or only paying minimal board. It boosts borrowing power and can be a good strategy long term.
Also, people are more open to paying lenders mortgage insurance (LMI). More people are open to paying LMI to get in sooner or pick up another property. Some lenders are offering up to 95% loan-to-value ratio (LVR), and LMI to 100% lends for owner-occupiers. And I've seen some cool solutions in the investment space too over the past 12 months with more lenders entering the higher LVR lending space for investments too.
Also, co-buying with friends or family, we're seeing heaps of this lately. Mum and daughter combos, mates buying together. It can be a good long-term play, depending on what their future plans are. And guarantor loans are still going strong. Lots of parents are helping kids get in the market, or even buy an investment. It's a great way to avoid LMI and get onto the property ladder.
