When the kids have moved out, the family home can suddenly feel very quiet, and very big. The spare bedrooms, the extra bathroom to clean and the weekend spent mowing a yard nobody plays in anymore. For many empty nesters, downsizing is the natural next step. Brisbane’s market has changed a lot this year, and that creates real opportunities for downsizers, along with a few things that you’ll need to plan around. Here’s what you need to know to make your next move with confidence.

Brisbane dwelling values fell 1.5% in September 2026 and are now around 5.4% below their May peak, according to Cotality, while total listings are more than 50% higher than a year ago. For downsizers, that means more choice, less competition and more room to negotiate on the smaller home you want. Because many downsizers have little or no mortgage, they are also far less exposed to the Reserve Bank’s recent rate rises, which took the cash rate to 4.60% in September. The keys to downsizing well are understanding what you’ll release from your current home, using the $300,000 downsizer super contribution if you’re eligible, and deciding whether to sell the family home or keep it.

Is now a good time to downsize in Brisbane?

Downsizers are in a stronger position than most buyers right now. When rates rise, first home buyers and upgraders who rely on large loans see their borrowing capacity shrink. If you’re buying with the proceeds of your family home, rate rises have far less effect on what you can afford.

There’s also more to choose from. Brisbane’s median unit value has eased to around $834,600, down from about $854,700 in August, and homes are taking longer to sell. That gives you time to inspect properly, compare options and negotiate on price, rather than making rushed decisions at crowded open homes.

However, you’re also selling into a softer market. If you sell a $1,200,000 family home and buy an $800,000 villa, a 5% fall in both prices means you’d release $380,000 instead of $400,000. For most downsizers, the extra choice and negotiating power more than make up for that difference, but it pays to get an appraisal before you plan your budget.

What is the $300,000 downsizer super contribution?

The downsizer contribution is one of the most valuable, and most overlooked, benefits available to older Australians. It allows you to put up to $300,000 from the sale of your home into super, or up to $600,000 for a couple. To be eligible:

• You must be 55 or older when you make the contribution.
• You or your partner must have owned the home for at least 10 years.
• The contribution must be made within 90 days of settlement.
• You must give your super fund the ATO’s downsizer contribution form before or at the time you contribute.

The contribution doesn’t count towards your normal contribution caps, and there’s no work test or upper age limit. You can only use it once in your lifetime, and it can affect Age Pension eligibility, so it’s worth speaking with a licensed financial adviser before you decide.

This can impact your lending too. If you plan to contribute part of your sale proceeds to super, you’ll have less cash for your next purchase, and a small loan on your new home may make sense. Planning your finance and your super strategy together helps avoid surprises at settlement.

Should I sell the family home or keep it as an investment?

Some downsizers are tempted to keep the family home as a rental and buy something smaller. The 2026 Federal Budget makes this decision more complicated. From 1 July 2027, the government proposes to limit negative gearing on established homes bought after Budget night (12 May 2026), and to replace the 50% capital gains tax discount with indexation and a 30% minimum tax for gains made after that date.

According to the explanatory memorandum, a home you already owned before Budget night would keep the existing negative gearing rules, even if you move out and rent it. However, renting out your former home can affect its main residence capital gains tax exemption. Keeping the home also means carrying two properties, which affects how lenders assess your next loan. Because these changes are still proposals, it’s important to get advice from your accountant on the tax side before you decide.

Ready to plan your next chapter?

Downsizing is about more than moving to a smaller home. It’s about freeing up time, money and energy for the life you want next, whether that’s travel, helping your children into their own homes or simply enjoying less maintenance. Every situation is different, and the right plan depends on your goals, your super and your family.

Over more than 20 years in banking and lending across Australia, the UK, Europe and the Pacific, I’ve helped many clients through this stage of life, from downsizing and releasing equity to structuring finance for a new build or helping parents support their kids into the market. Along the way I was named National Australia Bank’s Lender of the Year two years running, but what I value most is helping people make big decisions with clarity and peace of mind. If you’re thinking about downsizing, call me on 0426 717 513, email adam@pierpointlending.com.au or get in touch via the form below. We’ll sit down together, work through your options and map out a plan that lets you take your next step with confidence.

Frequently Asked Questions

Can I get a home loan in my 60s?

Yes. There’s no maximum age for a home loan in Australia, but lenders must be confident you can repay the loan comfortably. If the loan term extends past your planned retirement, most lenders will ask for an exit strategy, such as using super, selling another asset or downsizing again. Keeping the loan small relative to the property value also helps.

Do I have to buy another home to use the downsizer contribution?

No. You don’t need to buy a new home to make a downsizer contribution. You can sell your home and move into a rental, a retirement village or a family member’s home, provided you meet the other eligibility rules, including being 55 or older and owning the home for at least 10 years.

Is there a stamp duty concession for downsizers in Queensland?

Queensland doesn’t offer a specific transfer duty concession for downsizers. However, if you’re buying a home to live in, you’ll generally pay duty at the lower home concession rate rather than the full rate. Buying a smaller, less expensive home also means paying less duty than you would on a larger property.

Should I sell first or buy first when downsizing?

Many downsizers prefer to sell first, because it confirms exactly how much they have to spend. In a softer market, it’s also easier to negotiate a longer settlement or a short rent-back with your buyer, giving you time to find the right home. If you find a property first, bridging finance can help cover the gap until your home sells.

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