Sell Your House in Murrumba Downs — August 2026 Market Updat

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Thinking of selling your property in Murrumba Downs?

Understanding what your home may be worth requires more than relying on a suburb-wide automated estimate.

Murrumba Downs contains a diverse range of properties, including established family homes, substantial residences on larger allotments, premium riverside properties and modern townhouses.

Land size, floor plan, presentation, improvements, position and current competition can all materially affect the price buyers are prepared to pay.

Nigel Lucas of Blue Moon Property provides Murrumba Downs property owners with a free, no-obligation market appraisal based on recent comparable sales, current buyer demand and the individual features of their property.

Our review of recorded Murrumba Downs transactions between 17 February and 14 August 2026 identified:

• 48 recorded house transactions
• 44 recorded unit and townhouse transactions
• 46 house sales with usable disclosed prices
• 35 adjusted unit and townhouse sales
• Adjusted median house price: approximately $1,200,750
• Adjusted median unit and townhouse price: approximately $790,000
• Median selling period for houses: approximately 14 days
• Median selling period for units and townhouses: approximately 15 days

Undisclosed prices, duplicate entries and an apparent non-market house transfer were excluded from the adjusted calculations.

These results confirm Murrumba Downs as one of Moreton Bay’s more valuable residential suburbs. However, more recent sales indicate that buyers are becoming increasingly selective and that some properties are taking longer to sell.

Murrumba Downs includes established homes in quiet residential courts, modern family residences, larger executive homes and premium properties close to the North Pine River.

Our adjusted six-month house analysis produced the following results:

• Houses analysed with usable prices: 46
• Adjusted median house price: approximately $1,200,750
• Houses selling for more than $1 million: 38
• Median selling period: approximately 14 days

More than 80% of the usable house sales reviewed achieved over $1 million.

This does not mean every Murrumba Downs house is worth more than $1 million. Older homes, smaller properties and houses requiring substantial work may sell below that level, while larger or better-positioned residences can achieve considerably more.

Recent higher-priced Murrumba Downs house sales included:

• 20 Tavistock Crescent – $1,860,000
• 7 Hawkhurst Court – $1,850,222
• 11 Kate Court – $1,675,000
• 15 Goodwood Road – $1,601,000
• 1 Tottenham Court – $1,600,000
• 40 Lady Guinevere Circuit – $1,495,000
• 6A River Vista Crescent – $1,480,000
• 11 Hawkhurst Court – $1,480,000
• 4 Goodwood Road – $1,464,000
• 11 Diamantina Court – $1,411,000

These results demonstrate the depth of the local market, but they should not be applied directly to every property.

Land size, outlook, accommodation, renovation quality, pool, parking, street position and proximity to the river can all produce significantly different outcomes.

Our analysis of usable house sales produced the following bedroom-based medians:

• Three-bedroom houses: approximately $1,020,000
• Four-bedroom houses: approximately $1,130,000
• Five-bedroom houses: approximately $1,440,000
• Six-bedroom houses: limited sales, including a result of $1,601,000

Four-bedroom homes accounted for most Murrumba Downs house sales during the period.

Bedroom numbers alone do not determine market value. Two four-bedroom homes can achieve very different results because of their land size, internal floor area, position, renovations, parking, pool, outdoor living areas and overall presentation.

Murrumba Downs recorded strong sales during the first part of 2026, but our short-term analysis indicates that conditions became more price-sensitive later in the review period.

Using 12 May 2026 as the dividing date, the adjusted house results were:

• House sales analysed: 27
• Median house price: approximately $1,211,500
• Median selling period: approximately 13 days

• House sales analysed: 19
• Median house price: approximately $1,120,000
• Median selling period: approximately 34 days

The later-period house median was approximately 7.6% lower, while the median selling period increased substantially.

This does not necessarily mean that every Murrumba Downs house has fallen in value by the same percentage. The types, sizes and quality of the properties sold in each period can materially affect short-term suburb medians.

However, the combination of a lower median and longer selling periods indicates that buyers have become more selective.

There may also be a delay before changing economic or investor conditions are fully reflected in recorded sales. Some transactions settled after 12 May may have been negotiated or placed under contract before that date.

The effects of changing market conditions may therefore become clearer over the following months.

The three-bedroom house results were:

• Sales analysed: 5
• Median price: approximately $1,020,000
• Median selling period: approximately 9 days

• Sales analysed: 2
• Median price: approximately $944,000
• Median selling period: approximately 26 days

Only two three-bedroom house sales were available in the later period, so this comparison should be treated cautiously.

Closely comparable sales remain more reliable than applying the suburb-wide median to an individual three-bedroom property.

Four-bedroom houses provided the largest and most useful bedroom-based sample.

• Sales analysed: 16
• Median price: approximately $1,183,250
• Median selling period: approximately 13 days

• Sales analysed: 11
• Median price: approximately $1,082,000
• Median selling period: approximately 30 days

The later four-bedroom median was approximately 8.6% lower, while the typical selling period increased from 13 days to 30 days.

This provides stronger evidence that buyers have become more price-sensitive, particularly when a property is launched above current buyer expectations.

It does not mean that every four-bedroom house has declined by the same amount. Larger allotments, renovated homes, pools, additional parking and premium positions can still command significantly higher prices.

Murrumba Downs contains a substantial townhouse market, including developments around Blyth Road, Reserve Court, Northquarter Drive, Bunbury Street, Brays Road and Duyvestyn Terrace.

These properties attract first-home buyers, downsizers, young families, investors and owner-occupiers seeking relatively low-maintenance living close to transport and local amenities.

Our adjusted analysis identified:

• Unit and townhouse sales with usable prices: 35
• Adjusted median price: approximately $790,000
• Three-bedroom townhouse median: approximately $787,500
• Median selling period: approximately 15 days
• Usable sale prices ranging from approximately $725,000 to $895,000

Almost every usable attached-property transaction in the review period involved a three-bedroom townhouse.

Values can vary between complexes according to:

• Internal and courtyard area
• Number of bathrooms
• Garage and additional parking
• Body corporate fees
• Age and overall condition
• Visitor parking
• Onsite facilities
• Position within the development
• Rental return and lease status

Owners should compare their property with recent sales from the same development wherever possible rather than relying exclusively on the suburb-wide townhouse median.

The adjusted townhouse results also indicate some recent price sensitivity.

• Sales analysed: 27
• Median price: approximately $794,000
• Median selling period: approximately 12 days

• Sales analysed: 8
• Median price: approximately $766,000
• Median selling period: approximately 18 days

The later-period townhouse median was approximately 3.5% lower, while the typical selling period increased.

The later sample remains relatively small and contains properties from several different developments. Individual townhouse values should therefore be assessed against closely comparable sales from the same complex.

Body corporate costs, courtyard size, parking, condition and position within the development can also produce meaningful differences in value.

Across the adjusted six-month sales records, the median selling period was approximately:

• Houses: 14 days
• Units and townhouses: 15 days

The later-period results were longer:

• Houses: approximately 34 days
• Units and townhouses: approximately 18 days
• Four-bedroom houses: approximately 30 days

Days-on-market figures generally relate only to properties that eventually sold. They do not fully account for properties that remain unsold, are withdrawn from the market or are subsequently relisted with another agent.

This means the published median selling period can present a more positive picture than the experience of every property placed on the market.

A well-presented and appropriately priced property may sell considerably faster than the suburb median. Conversely, a property launched above buyer expectations may receive reduced enquiry during the important opening weeks and require a longer campaign or subsequent price adjustment.

Correct pricing does not mean underselling a property. It means positioning the property to attract enough qualified buyers to create competition.

Murrumba Downs has experienced substantial price growth, and many owners may be holding considerably more equity than they realise.

Selling may be worth considering if you:

• Want to take advantage of recent capital growth
• Are relocating or downsizing
• Need additional space for a growing family
• Own an investment property with a lease approaching expiry
• Have completed substantial renovations or improvements
• Want to understand your current equity position
• Have previously considered selling but were uncertain about price or timing
• Are concerned that buyer demand may be becoming more selective

The right time to sell depends on your circumstances, the condition of the property and the amount of competing stock available.

Strong presentation, an appropriate pricing strategy and a concentrated launch are generally more important than waiting for a particular season.

A tenanted property can be sold, but the tenancy may affect the available buyer market.

Investors may value an existing lease and rental return. However, owner-occupiers generally prefer vacant possession or certainty about when they can move into the property.

Before marketing a tenanted Murrumba Downs property, consideration should be given to:

• The lease expiry date
• Current rent compared with market rent
• The tenant’s presentation of the property
• Inspection access
• Notice requirements
• Whether the likely buyer will be an investor or owner-occupier
• Whether vacant possession could increase buyer competition

The existing tenancy becomes particularly important when the rental return is materially below the current market level.

Nigel can assess the likely buyer group and explain whether selling with the tenant in place or closer to the lease expiry date would be more appropriate.

Online estimates can provide a broad indication, but they cannot properly assess renovations, presentation, layout, outlook, privacy or the other features that influence buyers.

A detailed Murrumba Downs property appraisal should consider:

• Recent comparable sales
• Current competing listings
• Properties that have remained unsold
• Land and internal floor area
• Bedroom, bathroom and parking configuration
• Age and overall condition
• Kitchen and bathroom improvements
• Pool, solar and outdoor entertaining areas
• River proximity, outlook and flood considerations
• Rental return and lease status
• Buyer demand within the likely price range
• Location within Murrumba Downs
• Comparable sales from the same townhouse complex, where applicable

Following an inspection, Nigel can provide a realistic price range and explain the most appropriate method of sale without placing you under any obligation to proceed.

Nigel has direct experience with significant Murrumba Downs property transactions, including the sale of the development site at 236 Dohles Rocks Road.

This local transaction experience provides an understanding of the suburb’s residential market as well as properties involving larger allotments, development potential and more specialised buyer groups.

Blue Moon Property offers a personal, hands-on alternative to the high-volume agency model.

Nigel limits the number of active listings he manages so that every seller and property receives proper attention. He personally handles the appraisal, campaign preparation, buyer enquiries, inspections, feedback and negotiations.

The objective is not simply to place a property online. It is to present it correctly, reach the appropriate buyers and create the conditions needed for competition.

• Professional property photography
• Floor plan
• Drone photography where appropriate
• Digital furniture where beneficial
• Signboard
• Premium online advertising
• Social media promotion
• Direct communication with active buyers
• Regular seller feedback and campaign reviews

✔ Competitive fees – Straightforward pricing without inflated commissions
✔ Experienced local agent – Detailed knowledge of Murrumba Downs and Brisbane North property markets
✔ Direct local sales experience – Including the sale of 236 Dohles Rocks Road for $4.4 Million
✔ Personal service – Nigel handles the campaign personally from appraisal to negotiation
✔ Free market appraisals – Professional advice without pressure or obligation
✔ Seniors discounts available – Reduced commissions for eligible sellers
✔ Client reviews – See what other property owners say about working with Nigel

If you are considering selling in Murrumba Downs—or simply want to understand your property’s current value—contact Nigel for a free, no-obligation appraisal.

Nigel Lucas – Blue Moon Property
📧 nigel@bluemoonproperty.com.au
📞 0413 351 603