{"id":24257,"date":"2026-09-25T14:33:42","date_gmt":"2026-09-25T04:33:42","guid":{"rendered":"https:\/\/www.purefinance.com.au\/a-look-at-the-spring-property-market-in-2025\/"},"modified":"2026-09-28T16:32:33","modified_gmt":"2026-09-28T06:32:33","slug":"a-look-at-the-spring-property-market-in-2026","status":"publish","type":"post","link":"https:\/\/www.purefinance.com.au\/a-look-at-the-spring-property-market-in-2026\/","title":{"rendered":"A look at the spring property market in 2026"},"content":{"rendered":"\n<p class=\"has-text-align-center wp-block-paragraph\" style=\"font-size:24px\">It\u2019s time for yet another spring property market update with the wonderful Kellie Landrey \u2013 principal Buyer\u2019s Agent at <a href=\"http:\/\/scoutable.com.au\/\" target=\"_blank\" rel=\"noreferrer noopener\">Scoutable<\/a> \u2013 whose down to earth approach to property buying and accessible, relatable market insights always leave us feeling better informed.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity is-style-wide\"\/>\n\n\n\n<div style=\"height:30px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<div class=\"wp-block-columns is-layout-flex wp-container-core-columns-is-layout-8f761849 wp-block-columns-is-layout-flex\">\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:50%\">\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\"><strong>KEY INSIGHTS:<\/strong><\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The market has pulled back, but it\u2019s not in free fall:<\/strong> Kellie estimates a pullback of around 10% across price ranges in her patch, with the $3M-plus end more impacted than $1.5M and under.<br><\/li>\n\n\n\n<li><strong>Competition has dropped right off:<\/strong> There are now one to two buyers on a property, compared with five to eight last year \u2013 even though inspection numbers are picking back up.<br><\/li>\n\n\n\n<li><strong>Stock is still tight:<\/strong> Local agents are reporting stock levels down around 30% on last year, and auction clearance rates are sitting around 50% (compared with around 80% last spring).<br><\/li>\n\n\n\n<li><strong>First home buyers are facing less competition:<\/strong> With investor activity down in the $1.5M and under bracket, first home buyers are facing less competition and getting deals together.<br><\/li>\n\n\n\n<li><strong>Investors are holding back:<\/strong> The budget changes have hit investors hardest, while the rate rises have weighed more on owner occupiers.<br><\/li>\n\n\n\n<li><strong>Upgraders, this could be your moment:<\/strong> Moving up from the $1M\u2013$1.5M market into the $2M\u2013$2.5M market is a real opportunity right now.<br><\/li>\n\n\n\n<li><strong>Value properties on the last 12 weeks of sales:<\/strong> Anything older than that needs a discount applied.<\/li>\n<\/ul>\n<\/div>\n\n\n\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:25%\">\n<div style=\"height:60px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n<\/div>\n\n\n\n<div class=\"wp-block-column is-layout-flow wp-block-column-is-layout-flow\" style=\"flex-basis:25%\">\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\"><strong>READ TIME:<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\">Approx. 12 - 15 mins<\/p>\n\n\n\n<div style=\"height:15px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\"><strong>JUMP TO:<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\"><a href=\"#springsection1\"><strong>Section 1:<\/strong> Spring Market Conditions<\/a> \u2197\ufe0e<\/p>\n\n\n\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\"><a href=\"#springsection2\"><strong>Section 2:<\/strong> Rate Rises, Budget Changes &amp; Government Schemes<\/a> \u2197\ufe0e<\/p>\n\n\n\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\"><a href=\"#springsection3\"><strong>Section 3:<\/strong> Buyer Strategies &amp; Opportunities<\/a> \u2197\ufe0e<\/p>\n\n\n\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\"><a href=\"#springsection4\"><strong>Section 4:<\/strong> Practical Tips &amp; Advice For Buyers<\/a> \u2197\ufe0e<\/p>\n<\/div>\n<\/div>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity is-style-wide\"\/>\n\n\n\n<div style=\"height:20px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<h1 id=\"springsection1\" class=\"wp-block-heading\" style=\"font-size:28px\">Section 1: Spring Market Conditions<\/h1>\n\n\n\n<div style=\"height:30px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Pure Finance: Hey Kellie, we can\u2019t believe spring has come round again so fast! We\u2019re not sure about you, but if we had tried to make predictions a year ago on what we think the market would look like for spring 2026, we\u2019re not sure we would\u2019ve been able to predict what\u2019s happened so far this year. From 3 rate rises (rather than the promised further rate cuts), to the federal government\u2019s budget announcement to changes to negative gearing and capital gains tax (CGT), it\u2019s already been a year. So, we feel it\u2019s never been more important to chat with our resident expert (you), to hear about what the market is up to.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>To start off, what is the vibe you\u2019re noticing in the market right now?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Kellie Landrey:<\/strong> Well it\u2019s definitely a different conversation from this time last year \u2013 all the things you just mentioned have really impacted the market. From my end, we actually started to see the market retract at the beginning of the year.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: So, before the budget changes?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yes \u2013 with everything going on in the world in general, we were already seeing some hesitation and some slowdown in the market in the first and second quarter. Then the rumours of what the budget was going to be, and then the budget itself, all combined and really started impacting the market.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A lot of the agents I spoke to around the end of April and beginning of May were losing listings, because people were saying, \u2018no, we just want to wait and see what the market\u2019s doing, we don\u2019t want to sell right now\u2019. So, stock levels started to pull back even before anything got implemented. And as soon as the budget came into effect, it was sort of the nail in the coffin of what was already happening.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">From May until July, there weren\u2019t a lot of transactions happening across various price points. Now, some confidence has returned, and the budget is somewhat of a distant memory for some buyers. But people are only really selling if they have to \u2013 no one\u2019s doing an opportunistic sale to upgrade or downgrade unless they need to.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So, stock levels are still low. I\u2019m talking about my patch really \u2013 the inner 10km radius of Sydney or Melbourne \u2013 but this is being felt across different markets around Australia in some capacity. What I\u2019m seeing is that the market has pulled back about 10% across the price ranges, and it\u2019s more impacted at the top end than the bottom end.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Sorry, just to clarify \u2013 more impacted at the top end than the bottom end?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yes so, when I say that, I mean $3M-plus is more impacted than $1.5M and below. That\u2019s because serviceability, affordability, first home buyer incentives and so forth are holding the $1.5M and under market better than the upper end.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So at the moment, if you\u2019ve already bought a property somewhere in the $1M\u2013$1.5M market and you\u2019re ready to take the next step to $2M\u2013$2.5M+, this is your time. It\u2019s the most amazing opportunity to sell, for example, your two-bedroom apartment and upgrade to a three-bedroom terrace or house. I know not all buyers are in the inner city, but if that\u2019s where you are right now, these are dream conditions for you. So it\u2019s not all doom and gloom. If you\u2019ve got confidence in your personal situation, there are some positive buying opportunities out there.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: And how\u2019s that playing out at inspections and auctions?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> In my experience, where last year there might have been five to eight buyers on a property, there\u2019s now one to two. So, the competition has pulled back completely. That doesn\u2019t mean properties are going for \u2018a bargain\u2019. If a property is ticking all the boxes, it\u2019s still selling reasonably okay \u2013 it\u2019s just not going for a premium price. And, like normal, the properties with something not quite right (the street, the condition, whatever it may be) are feeling the full impact of the downturn and aren\u2019t really trading well.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">What I have noticed in the last few weeks, in particular, is a lot more people inspecting properties. A month ago, it wouldn\u2019t be uncommon for it to be just me and one or two others at an inspection. Now there could be twenty to thirty people. But there are still only one or two buyers actually wanting to buy the property \u2013 that hasn\u2019t changed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Are you seeing anything on the ground right now that differs from what the headlines are saying?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Interestingly, the Guardian recently reported that pre-approval numbers from the banks really dropped back from May to July, then picked up quite a lot in the first two weeks of August. It sounds like you\u2019re seeing something similar?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yeah, people are more curious, but it\u2019s not really changing the competition yet \u2013 though I think that will potentially flow on. The difference between the headlines and reality is that it\u2019s not completely dire. Yes, there is a correction going on, from the impact of all the things we know are happening. But we\u2019re not in free fall, with properties going drastically low. It\u2019s not as drastic as the media is making out. And for me, I feel like the media drives the property market more than the actual facts of the market.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Let\u2019s say the cash rate remains on hold at the next meeting, and stock levels don\u2019t come into any greatness in spring (which I think is a possibility). If the media then starts writing, \u2018stock levels are down, cash rates on hold, the economy is improving\u2019 and those become the new headlines, that\u2019ll turn the market \u2013 even though nothing has necessarily fundamentally changed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: That makes sense. After the budget, it felt like every Monday there\u2019d be an article about how terrible the auction results were, and it was just feeding this negative spiral about how the market had completely turned.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yeah, from the Cotality data for August, Sydney was down 4.7% over the quarter and 4.6% annually with Melbourne down 3.9% for the quarter and 4.7% annually. I know we\u2019ve spoken about this before with regards to Melbourne not performing as strongly as other cities, but it had started to recover at the end of last year.&nbsp;<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"1934\" height=\"1305\" src=\"https:\/\/www.purefinance.com.au\/uploads\/2026\/09\/Table1_Spring_26.png\" alt=\"\" class=\"wp-image-24294\" srcset=\"https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Table1_Spring_26.png 1934w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Table1_Spring_26-300x202.png 300w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Table1_Spring_26-1024x691.png 1024w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Table1_Spring_26-840x567.png 840w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Table1_Spring_26-1720x1161.png 1720w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Table1_Spring_26-992x669.png 992w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Table1_Spring_26-768x518.png 768w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Table1_Spring_26-544x367.png 544w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Table1_Spring_26-400x270.png 400w\" sizes=\"(max-width: 1934px) 100vw, 1934px\" \/><figcaption class=\"wp-element-caption\">SOURCE: Cotality<\/figcaption><\/figure>\n\n\n\n<div style=\"height:30px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p class=\"wp-block-paragraph\">But what I\u2019m saying is, these numbers aren\u2019t drastic. Yes, it\u2019s impactful because we\u2019ve been in a rising market for so long, but we still have enough equity and growth since COVID and since the last peak. Looking back now, it seems October last year is when we started to shift from being a rising market to more of a correction.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Also, these figures are averages, and different suburbs perform differently. People who bought a year ago are probably more impacted, but people who have held property for five-plus years are still okay. Over a 10 or 15 year property cycle, there will always be ups and downs that balance out, and your home or investment will still have performed relatively well compared to other asset classes.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So, we\u2019re just in a period of correction driven by things outside the market\u2019s control \u2013 both global events and internal things that are going on. I think we\u2019re going to be in a low growth environment for a little while \u2013 I don\u2019t think we\u2019ll see accelerated 10% or 15% annual growth \u2013 but I don\u2019t think we\u2019ll keep going backwards either. I read an article the other day, I think by Cotality, that said it\u2019s possible (pending cash rate movements) we\u2019ll look back and find that this was the bottom.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Melbourne is a bit different \u2013 it hasn\u2019t really had any growth at all since COVID, whereas every other market has performed. Some people would look at Melbourne and say, \u201cThat\u2019s what should have been happening, because we\u2019re trying to make property more affordable and slow the growth down\u201d.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: I\u2019d say we\u2019d agree. And we think this represents a good opportunity for buyers.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> It depends what kind of wealth creation you\u2019re trying to do with the property, and how you view it.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><em>\u201cI feel like the media can drive the property market more than the actual facts of the market.\u201d<\/em><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: What sort of feedback are you getting from buyers and sellers at the moment, based on the properties that are or aren\u2019t selling?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> At all the auctions I\u2019ve gone to over the last month, I\u2019ve more or less been either the only bidder, or it\u2019s been me and one other bidder. Pretty much every time, the property has passed in \u2013 either to me or the other buyer \u2013 and then negotiations have failed. Then it goes up for sale, and might sell a few weeks later once the vendor comes in line, or the property gets re-rented.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">There are a lot of sellers still holding onto the price they want, which is a price from three months ago. If they don\u2019t have to sell, or they change their mind about selling, they\u2019re really not negotiating. Then there are sellers who have already bought and need to sell (on long settlements and things like that). They\u2019re the ones feeling the pressure, and they\u2019re selling for less.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So sellers are sort of in two camps: they\u2019ll either take what they get, or they\u2019ll hold firm and the property will hang on the market. I\u2019m also finding there are lots of off-market properties which are overpriced.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: So, seeing as though it looks like we're in the middle of a bit of a correction, how do you expect the 2026 spring season to differ from previous years?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> What I\u2019m finding on the ground, as opposed to what the data is telling us (because the data always lags behind), is that local agents are probably down about 30% on last year\u2019s stock levels. Ordinarily, they\u2019d have a big burst of properties coming onto the market this month \u2013 it\u2019s one of their prime months. But agents across a broad spectrum of areas and price points in Sydney are all telling me pretty much the same thing. The data is saying Sydney is 6% above the five-year average for stock levels, but I\u2019m feeling like it\u2019s much, much less than that.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So it would appear stock levels will remain relatively low this spring compared to previous years, because people are only selling if they need to. Don\u2019t be surprised if you see lots of people at inspections, because that\u2019s what\u2019s been happening over the last fortnight. But I\u2019m not feeling an auction environment where multiple people are bidding on a property. So I think buyers have more ability to negotiate now than in previous seasons.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The other thing \u2013 and this is something you can check without looking at the headlines \u2013 is the auction clearance rate, which I think will probably stay relatively low. At the moment it\u2019s around 50% on average, compared with about 80% last spring. A low clearance rate means there\u2019s a mismatch between vendors\u2019 and buyers\u2019 expectations. When clearance rates are close to 100%, sellers are in charge; when they\u2019re really low, buyers are in charge.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: We\u2019d add one more indicator: when you start getting random calls and emails from real estate agents asking if you\u2019re \u2018still looking\u2019...<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yeah, when they start chasing you! As buyers and sellers come closer to each other\u2019s expectations through spring, I think clearance rates could improve to around the 60% mark. But generally speaking, I think the averages will sit around where they are \u2013 though brilliant properties will always be competitive.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">I think you\u2019ll find that what\u2019s missing from the spring market at the moment is FOMO. And that takes the urgency out of it.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><em>\u201cIf you\u2019ve already bought a property somewhere in the $1M\u2013$1.5M market and you\u2019re ready to take the next step to $2M\u2013$2.5M+, this is your time.\u201d<\/em><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<div style=\"height:65px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<h1 id=\"springsection2\" class=\"wp-block-heading\" style=\"font-size:28px\">Section 2: Rate Rises, Budget Changes &amp; Government Schemes<\/h1>\n\n\n\n<div style=\"height:30px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: How are the recent rate rises (in February, March and May) influencing buyer decisions and market activity vs the federal government budget changes? Do you think one has had more of an impact than the other, or that they\u2019re both having a similar impact?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> It\u2019s pretty hard to say, because they\u2019ve compounded on each other. The interest rate movements definitely had an impact as they were happening, changing the confidence of the market and causing hesitation from both sellers and buyers alike. Then the budget created more significant uncertainty, particularly in the investor market, because the changes had a much bigger impact on investors than on owner occupiers.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The instant reaction was, \u2018what should I do now? How should I approach this? Should I be buying in a trust or in my own name? Should I be buying a new build or an established property?\u2019 So, conversations needed to take place with the team around the buyer, like accountants and financial advisors \u2013 who were also trying to work out the best structure. A lot of pausing happened in that period, because people were trying to figure out how they should own a property. Then taking lending out of super also had an impact.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So, I\u2019d say the budget impacted the investor market more significantly than inflation or rising interest rates. But for owner occupiers, it\u2019s been more the interest rate movements than the budget. Because while owner occupiers\u2019 serviceability is impacted by the interest rate movements, the budget is making them feel like they have more power to buy.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: And what about sellers?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Again, it depends \u2013 it does have some correlation to the ownership structure, i.e. whether they\u2019re an investor or an owner occupier. In the budget announcements, negative gearing was grandfathered. So if an investor was thinking about selling to go and buy another investment, they paused that consideration, because if they sold, they would lose that benefit. So there are investors out there who maybe were considering selling who are no longer selling.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">I\u2019ve had various conversations along the lines of, \u2018I really need to consider what I\u2019m selling this property for, because I want to hold on to the benefits I currently have\u2019. Serviceability has also been impacted by the loss of negative gearing, which comes into play when they think about growing their portfolio.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Then there are owner occupiers. People selling are usually selling to purchase, using that equity to go and do something else with it. I\u2019m finding there are sellers who are no longer selling, because they\u2019re happy with their current environment and don\u2019t want to be put into the new order. Owner occupiers are really only selling if there\u2019s a life event causing them to sell. If they were on the fence about the decision, they\u2019re just not selling \u2013 and that\u2019s probably equally a combination of interest rate movements and the budget. It\u2019s just how the market performs when there\u2019s more than one isolated event going on.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Last year we had the broadening of the eligibility for the 5% deposit scheme for first home buyers right in the middle of the spring season. Then, before the end of the year, the Help to Buy scheme finally became available. There\u2019s been a lot of chatter that both of these schemes have helped prices to keep rising for properties priced under the scheme cap. What have you noticed?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> When it first came into effect, I noticed there was definitely a race to $1.5M for certain properties <em>[the scheme\u2019s price cap in Sydney, where Kellie predominantly works]<\/em>. And as soon as a property went over $1.5M, a lot of those buyers just couldn\u2019t or wouldn\u2019t buy it. So at the time, for my investor clients, second home buyers or people who didn\u2019t have access to the scheme, we would offer $1.505M. That meant that instead of six or seven people competing up to $1.5M, there was just us or maybe one other party offering over $1.5M. So for $5,000\u2013$10,000, a bunch of people just disappeared from the competition.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Kind of like a scheme \u2018cliff\u2019 if you will?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yes, completely. In more recent times, I do think the schemes and the stamp duty concessions (despite their differing caps) have definitely kept that market turning over, by helping some people get into those marketplaces. Those markets still have hesitation for the various reasons we\u2019ve discussed, but the schemes have kept the competition there.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><em>\u201cFor $5,000\u2013$10,000, a bunch of people just disappeared from the competition.\u201d<\/em><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Similarly, with the federal government\u2019s changes to negative gearing and CGT, there\u2019s been reports of investors leaving the market (almost en masse). Are they stepping back or not? And how is investor activity affecting other buyers\/the market?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yeah, I\u2019d say that investors are not completely gone from the market, but they\u2019re definitely holding back. Just from my own client portfolio, I probably have about 80% fewer investors on my books than I did at the beginning of the year. I have mainly owner occupiers looking. I still have investors coming in to chat, but they\u2019re not necessarily actioning it. And other buyer\u2019s agents I know, who mainly focus on investors, don\u2019t really have much work on at all, if any.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">I think investors are considering, restructuring, and talking to their financial planners or mortgage brokers or whoever.They\u2019re having those conversations about what it looks like for them to invest in established residential properties moving forward.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: What are the main reasons they\u2019re holding back?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> One, their serviceability has changed \u2013 you guys will know this more than anyone. Negative gearing benefits are no longer added into their serviceability calculation, so that\u2019s impacted what they can and can\u2019t buy.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">People also don\u2019t really understand that, whilst you can\u2019t negatively gear on an annual basis, it still accrues and builds over time. But people do need to be able to cover that shortfall on an annual basis, without getting the refund in their tax return \u2013 which some investors, especially rentvestors, really rely on to help them get into the market.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">I think that\u2019s one of the pitfalls of this budget. A lot of first-time buyers I\u2019ve worked with over the last 10 years really did use negative gearing to help them get into the market and eventually move into that property. Now that option has sort of disappeared for them, because they can\u2019t afford to do that anymore. So that\u2019s a bit of a negative (pun intended), or a bit of a side effect.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">My personal opinion is that I\u2019m fine with them wanting to change the rules around it, but they should have really considered allowing individuals to hold one property that you can negatively gear. Stop people owning 30 properties \u2013 fine, if that\u2019s what you want to do. But people should have been able to have one, or maybe even two, because it helps them create wealth and get into the market.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Yes, we\u2019d tend to agree with that.<\/strong> <strong>And is that the link to there being less competition, as you were saying?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yes and no. If you\u2019re at, say, the $2.5M\u2013$5.5M price point, there\u2019s probably more weight to owner occupiers in that space anyway, and that\u2019s been really impacted by the market downturn. In the $1.5M and under bracket, where you\u2019d find more investor activity, that\u2019s gone. But as I said, there are more incentives around for owner occupiers, so they do have less competition and they are getting deals together. There are still more first-time buyers in the market than there are second or third-time buyers in the other price points. So it has taken some competition out, but I don\u2019t think it\u2019s what\u2019s driving the market.<\/p>\n\n\n\n<div style=\"height:60px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<h1 id=\"springsection3\" class=\"wp-block-heading\" style=\"font-size:28px\">Section 3: Buyer Strategies &amp; Opportunities<\/h1>\n\n\n\n<div style=\"height:30px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\"><strong>PF: What would you say to potential buyers who might be waiting for the \u2018right time\u2019 to buy in 2026?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Everyone always says this, and it\u2019s common because it\u2019s true \u2013 I know I\u2019ve said it to you guys before \u2013 but it really is impossible to time the market in this way. What I find most people do in a market like this is say, \u2018I\u2019m going to wait, because I don\u2019t think it\u2019s fallen enough yet\u2019. But if you\u2019re sitting on the fence waiting for the bottom to happen before you buy, just know that nobody knows it\u2019s the bottom until it starts to rise. So if you\u2019re waiting for that to happen, it means the market\u2019s already moved.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The question you need to ask yourself is more about your personal circumstances. Get your finance pre-approved. Do all your research. Then, if the property is within your budget, the repayments are within your means (factoring in whatever buffer you need to feel comfortable), and you can get the property for what feels like a good price, that\u2019s what you should be buying.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">And there\u2019s something I think is really important for buyers right now, because of the way the market has moved in recent times. When you\u2019re trying to figure out what a property is worth, you really need to focus on only the last 12 weeks of sales. If a sale is older than 12 weeks, you need to apply a discount to that price to work out what you should be paying now. That\u2019s because things are changing almost on a monthly basis.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But that\u2019s not completely shutting your mind off to what the market\u2019s doing when you\u2019re working out how much to pay. You still need to reflect on what has recently sold. I wouldn\u2019t go back a year and say, \u201cthat sold for $1.5M a year ago, they\u2019re asking $1.5M for a very similar product, so I\u2019ll just pay $1.5M\u201d. That shouldn\u2019t be your mindset. Don\u2019t ignore the market, but don\u2019t make \u2018timing the market\u2019 the prime focus of your journey.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><em>\u201cWhen you\u2019re trying to figure out what a property is worth, you really need to focus on only the last 12 weeks of sales.\u201d<\/em><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Where do you think buyers can still find genuine value right now \u2013 whether that\u2019s a particular market segment, suburb, property type or price bracket?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Like I mentioned earlier, if you happen to be in that $2M\u2013$4M price point, there are really good opportunities there. But there are good opportunities across the spectrum of the market. So wherever you are looking, and whatever you are looking for, there are opportunities out there for you to buy at a decent price right now, compared to six or twelve months ago.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Interestingly, some of the first-time buyers we work with who were weighing up buying a home vs rentvesting have decided to buy a home, primarily because of the negative gearing changes. And some people who recently bought their first home have reached out to run the numbers on an investment property, thinking now might be a great time while people are getting scared off.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yeah, I\u2019m also having conversations with people in a similar scenario, about turning the home they\u2019ve just bought into an investment property and buying another home to live in, so they can have negative gearing on that first property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But negative gearing isn\u2019t the be-all and end-all. It helps facilitate the management of your cash flow, but you still have to pay the money \u2013 you\u2019re just getting it back on an annual basis, as opposed to in the future. So obviously it impacts how much somebody can pay currently. And serviceability is decreasing because of the removal of negative gearing for most purchases.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It just means that investors who would have bought a property for $1.5M might now be focusing more on a $1M\u2013$1.2M property. But what you\u2019ll find is that, even though the government said this isn\u2019t going to happen, rents have actually increased, and will continue to increase if rental stock continues to decrease. And as yields improve, that does attract more investors to the market.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But in high quality, A-grade growth locations, you\u2019ll never have a cash flow positive property at an 80% LVR. You can buy positively geared properties \u2013 it\u2019s possible \u2013 but they\u2019re not in the dominant owner occupier markets where you see the most growth in an asset. So there will still be some sort of shortfall that needs to be compensated for, especially in Sydney, because our yields are low. Right now, and for the next 12 months, I can\u2019t see a big flow of investors, but it will improve over time.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Are you seeing any significant shifts in the way properties are selling at the moment?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Properties are still being sold via an auction campaign, because the purpose of the auction campaign is to create urgency for buyers, as opposed to putting it on a \u2018for sale\u2019 price. But what I\u2019ve noticed in Sydney is that half the properties are actually not selling on the floor on auction day \u2013 they\u2019re either selling before or, more likely, after. Melbourne is similar, but there are more private treaty sales in Melbourne than in Sydney.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The reason they\u2019re not selling before as much is because the vendor needs to see the process play out to realign with the market price. So say the reserve is $1.5M or $3M, but the property is only getting to $1.2M or $2.7M \u2013 it\u2019s falling short of the reserve. They try to negotiate on the day, it more than likely fails, and then they\u2019re just doing it after.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Just last month, I was bidding on a property in Glebe and we were the highest bidder. It passed in, and it\u2019s still for sale now.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: What? And they didn\u2019t want to accept the price?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Yeah. It\u2019s a beautiful terrace that would have ordinarily flown out the door, but the vendor has the wrong price in their mind, and they\u2019re in a situation where they don\u2019t need to sell. Whereas if that vendor had already purchased, they probably would have taken our offer.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Where the vendor is aligned with the market, properties will still sell pre-auction, because they just get the sale done.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">One thing I am noticing in particular is that most selling agents are saying to me that the \u2018right\u2019 buyer is engaging within the first two weeks of the campaign. So it\u2019s more about the selling agent \u2013 not convincing, but sort of educating the seller that \u2018this is your buyer, this is the price\u2019, and that if they don\u2019t take it, the buyer will probably move on to something else. Because there aren\u2019t five or six buyers on a property right now, agents are trying to engage with whoever they think is the right buyer as soon as possible. But the vendors are not always listening to that conversation.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><em>\u201cMost selling agents are saying to me that the \u2018right\u2019 buyer is engaging within the first two weeks of the campaign.\u201d<\/em><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<div style=\"height:60px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<h1 id=\"springsection4\" class=\"wp-block-heading\" style=\"font-size:28px\">Section 4: Practical Tips &amp; Advice For Buyers<\/h1>\n\n\n\n<div style=\"height:30px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: What are some of the common pitfalls you\u2019re seeing buyers run into in this market? (Not having a pre-approval is always on our list!)<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Waiting for the \u2018right\u2019 time. And if buyers are into a property but exploring other options before they make their decision, the one they really like might sell \u2013 especially if that situation I just explained happens, and they haven\u2019t done their research.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Obviously, when properties aren\u2019t flying out the door, people feel relaxed. So if you really do like a property, you don\u2019t have to be aggressive to get it, but just make sure you\u2019re ready to go as well. It\u2019s understandable that buyers have uncertainty, because it\u2019s definitely a different market to what we\u2019ve experienced in recent years. So just do your research, be comfortable, be ready and be confident that you\u2019re making the right decision for you.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Totally agree. Any other tips for people hoping to buy in 2026?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Just the normal things. To give yourself confidence, have a little buffer \u2013 for interest rate rises, if that were to happen, and for any maintenance, things like that \u2013 so you can go in with confidence with the budget you\u2019re setting yourself.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Always remember to look at neighbouring suburbs to the one you love the most. If you cast a little bit of a wider net, you might find some better opportunities, or maybe even less competition. Sometimes you might be able to get yourself a significantly better property just by going a kilometre down the road.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Research. Inspect lots. Take your time, but don\u2019t dilly-dally if you really like it. I don\u2019t want anyone to freak out and think they have to buy straight away, because they don\u2019t. But I find that most buyers will spend a lot of time making an informed decision, and then listen to a bunch of people in their circle \u2013 be it parents, grandparents, friends, couch property experts \u2013 who put the fear of God in them. And then they talk themselves out of buying the property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So, like I said before, just try and quieten some of the noise. I always find that writing down your top 10 preferences for the property is helpful. Refer to it, make a little table, and tick off what the property achieves. If it\u2019s achieving 8 out of 10 things on your wish list, and you can afford it, and you feel good about it, then that might be the one.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><em>\u201cIf it\u2019s achieving 8 out of 10 things on your wish list, and you can afford it, and you feel good about it, then that might be the one.\u201d<\/em><\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: And, as always, the questions on everyone\u2019s lips: what are your predictions for this year\u2019s Spring buying season and\/or the rest of the year? (Taken with a grain of salt, as always.)<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> Obviously, like with what you\u2019ve seen over the last six months, what happens with inflation and cash rates over the remainder of the year is going to have an impact on how the market actually flows.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: And right now, there\u2019s a big question mark over all of that.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">KL: Yeah, so it could go one of two ways. I don\u2019t think we\u2019re going to have significantly more reduction in value. Pending cash rates, inflation and stock levels, I think it\u2019s potentially going to be somewhat similar to what we\u2019re experiencing now. There might be a tiny little bit more of a dip over the remainder of the year \u2013 as in 1% or 2%, not 10%. If it is in a similar space to what we\u2019re in now, I think the market has felt its correction and it\u2019s just going to remain somewhat steady.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If the RBA raises the cash rate at the September meeting, then we can expect the market sentiment to be negative, buyers &amp; sellers will likely be thinking \u2018not again!\u2019. The reaction to this is what we have already discussed; obviously mortgage repayments will go up and borrowing capacity will reduce. Buyer demand may soften more, and price growth could slow further in the coming months, especially at the higher end of the market and among investors.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">So, If interest rates go up or stock levels go up significantly, then I think we\u2019ll have more of a correction than if there is less stock and no cash rate movement. However, many buyers\/sellers, and the market in general, already had some expectations this could be a possibility, and there\u2019s a chance the market has already built in this scenario. It just really depends on what happens.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: And if a rate cut were to somehow materialise\u2026<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> That would change the market again. But I\u2019m predicting \u2013 taken with a grain of salt, of course \u2013 that it\u2019s very likely we\u2019re going to be in a similar condition to what we\u2019re in right now for the next six months.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">There\u2019s some hesitation from buyers and sellers across the board, but people are still buying and selling, and we\u2019re not faced with drastic competition to buy an average property. It\u2019s just going to be sort of steady as she goes. Unless something big happens that really impacts the market, I can\u2019t see it drastically changing from here on out. But, you know, we didn\u2019t know this was going to happen either.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">I think it would be unwise for anyone to predict exactly what\u2019s going to happen with the market over the next six months. Like I\u2019ve said to you before, pre-COVID we could\u2019ve had this conversation and I would\u2019ve told you exactly what was going to happen. But since COVID, all of the world and life events that have happened have caused the market to be somewhat unpredictable.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You\u2019ve just got to focus on your employment situation, your affordability and so on \u2013 all that kind of stuff is really important. That, and having some sort of buffer (whatever that buffer looks like to you) for any uncertainty you feel, will make you feel more comfortable. Then work within those means, and you should be able to ride out any storms that we may or may not face.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>PF: Some great advice to end on there.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Well Kellie, as always, a big thank you for sharing your expertise and insights \u2013 it\u2019s certainly helped us, and we know it\u2019ll help many others in our community.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>KL:<\/strong> A pleasure, as always.<\/p>\n\n\n\n<div style=\"height:35px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity is-style-wide\"\/>\n\n\n\n<figure class=\"wp-block-image size-full\"><img decoding=\"async\" width=\"1875\" height=\"600\" src=\"https:\/\/www.purefinance.com.au\/uploads\/2026\/09\/Meet_Kellie_26.png\" alt=\"Meet Kellie Landrey\" class=\"wp-image-24290\" srcset=\"https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Meet_Kellie_26.png 1875w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Meet_Kellie_26-300x96.png 300w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Meet_Kellie_26-1024x328.png 1024w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Meet_Kellie_26-840x269.png 840w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Meet_Kellie_26-1720x550.png 1720w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Meet_Kellie_26-992x317.png 992w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Meet_Kellie_26-768x246.png 768w, https:\/\/www.purefinance.com.au\/wp-content\/uploads\/2026\/09\/Meet_Kellie_26-544x174.png 544w\" sizes=\"(max-width: 1875px) 100vw, 1875px\" \/><\/figure>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity is-style-wide\"\/>\n\n\n\n<h1 class=\"wp-block-heading\" style=\"font-size:28px\">Looking for more support?<\/h1>\n\n\n\n<div style=\"height:25px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\">Whether you're considering your first home purchase or looking to refinance, having the right support can make all the difference. If you'd like to chat about your options or if you\u2019ve got questions about navigating the upcoming spring market - we're here to help!<\/p>\n\n\n\n<p class=\"wp-block-paragraph\" style=\"font-size:16px\"><a href=\"http:\/\/www.purefinance.com.au\/contact\">Get in touch: i&#110;&#x66;&#x6f;&#64;&#112;&#x75;&#x72;e&#102;&#105;&#x6e;&#x61;n&#99;&#x65;&#x2e;c&#111;&#x6d;&#x2e;a&#117;<\/a><\/p>\n\n\n\n<div style=\"height:150px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div>\n\n\n\n<p class=\"has-text-align-center wp-block-paragraph\" style=\"font-size:16px\">The information provided in this article is general advice only, and doesn\u2019t constitute personal investment and\/or financial advice. You should always reach out to us, or seek personal financial advice, if you\u2019d like to discuss your own needs.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>In our latest property market update, we get the lowdown on the 2026 spring buying season with Buyer's Agent Kellie Landrey from Scoutable.<\/p>\n","protected":false},"author":95,"featured_media":24293,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[33,7,8,1],"tags":[384,382,37,380,358],"financial_goals":[],"class_list":["post-24257","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-finance","category-first-home-buyer","category-investments","category-uncategorised","tag-interview","tag-kellie-landrey","tag-property-market","tag-property-market-update","tag-spring-property-market"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.5 - 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