Election outcomes, policy shifts, and price surges—April delivered it all.
In this episode of Behind the Numbers – Property Wrap, I am joined by Cate Bakos and Atom Go Tian to unpack the key market movements: rising stock levels, affordability reforms, and Southeast Queensland’s rise as a property powerhouse. From Sydney’s luxury resilience to Darwin’s investor spike, we explore what’s driving price gaps, regional booms, and where buyers are heading next.

Election outcomes, policy shifts, and price surges&mdash;April delivered it all. In this episode of Behind the Numbers &ndash; Property Wrap, I am joined by Cate Bakos and Atom Go Tian to unpack the key market movements: rising stock levels, affordability reforms, and Southeast Queensland&rsquo;s rise as a property powerhouse. From Sydney&rsquo;s luxury resilience to Darwin&rsquo;s investor spike, we explore what&rsquo;s driving price gaps, regional booms, and where buyers are heading next.

Welcome to Behind the Numbers, the podcast that helps you make sense of the Australian real estate market. Whether you’re buying, selling, investing, or working as an agent, we break down the latest trends and insights to help you navigate the property landscape with confidence.

I’m your host, Sadhana Smiles, and with over 30 years in real estate, I’ve seen how tricky it can be to keep up with fluctuating prices, clearance rates, and market shifts. That’s why we’re here—to cut through the noise and give you clear, actionable insights.

So, whether you’re planning your next move or just curious about what’s driving the market - let’s dive into the numbers shaping Australian property with a team of experts in the know.

Reach out at: https://www.linkedin.com/in/sasmiles/ 

Welcome to&nbsp;Behind the Numbers, the podcast that helps you make sense of the Australian real estate market. Whether you&rsquo;re buying, selling, investing, or working as an agent, we break down the latest trends and insights to help you navigate the property landscape with confidence.
I&rsquo;m your host, Sadhana Smiles, and with over 30 years in real estate, I&rsquo;ve seen how tricky it can be to keep up with fluctuating prices, clearance rates, and market shifts. That&rsquo;s why we&rsquo;re here&mdash;to cut through the noise and give you clear, actionable insights.
So, whether you&rsquo;re planning your next move or just curious about what&rsquo;s driving the market - let&rsquo;s dive into the numbers shaping Australian property with a team of experts in the know.
Reach out at:&nbsp;<a href="https://www.linkedin.com/in/sasmiles/">https://www.linkedin.com/in/sasmiles/</a>&nbsp;

Behind The Numbers: Property Wrap

Property & the Polls: Rates, Rents, Listings  and What's Ahead 

In this episode of Behind The Numbers, we unpack exclusive REIP behavioural data revealing how the market is really moving beneath the headlines.

Seller appraisals strengthened early in the year, signalling renewed intent. Buyer inspections have been active but sensitive to interest rate shifts. And in the rental market, actual lease outcomes are showing tighter conditions than advertised rents suggest.

We also examine the growing conversation around potential changes to the Capital Gains Tax discount. What could this mean for investor confidence, rental supply and long-term market stability?

Joining us are Cate Bakos and Cameron Kusher as we explore how policy signals, investor sentiment and real-time activity are shaping the next phase of the property cycle.

This is not speculation. It’s behaviour.

And the signals matter.

In this episode of Behind The Numbers, we unpack exclusive REIP behavioural data revealing how the market is really moving beneath the headlines.
Seller appraisals strengthened early in the year, signalling renewed intent. Buyer inspections have been active but sensitive to interest rate shifts. And in the rental market, actual lease outcomes are showing tighter conditions than advertised rents suggest.
We also examine the growing conversation around potential changes to the Capital Gains Tax discount. What could this mean for investor confidence, rental supply and long-term market stability?
Joining us are Cate Bakos and Cameron Kusher as we explore how policy signals, investor sentiment and real-time activity are shaping the next phase of the property cycle.
This is not speculation. It&rsquo;s behaviour.
And the signals matter.

Inside the REIP Data - The First Rental and Sales Signals of 2026  

January has confirmed what many already felt – Australia’s property market is moving, but not in one direction.

In this January Behind the Numbers wrap, we unpack a highly diverse market. National home values lifted modestly, but growth varied sharply by location. Sydney, Melbourne, Hobart and Canberra recorded slower conditions, while Perth, Brisbane, Adelaide and Darwin continued to outperform. Several regional markets also posted stronger growth than their capital city counterparts.

We explore why Melbourne unit prices are now rising faster than houses, driven largely by first home buyers seeking affordability and proximity. We also discuss investor behaviour, rental yields, and why Melbourne is increasingly viewed as a value market.

On lending, higher prices are translating into larger loan sizes, with average settled loans up around 11 per cent year on year. With inflation back in focus and interest rate expectations shifting, we look at how borrowers are responding, particularly around serviceability, pre-approvals and timing.

Migration, supply constraints and tight rental conditions continue to shape outcomes across the country, keeping vacancy rates low and rents under pressure.

As always, this episode focuses on what the data is really telling us – and how Australians are navigating the market right now.

January has confirmed what many already felt &ndash; Australia&rsquo;s property market is moving, but not in one direction.
In this January Behind the Numbers wrap, we unpack a highly diverse market. National home values lifted modestly, but growth varied sharply by location. Sydney, Melbourne, Hobart and Canberra recorded slower conditions, while Perth, Brisbane, Adelaide and Darwin continued to outperform. Several regional markets also posted stronger growth than their capital city counterparts.
We explore why Melbourne unit prices are now rising faster than houses, driven largely by first home buyers seeking affordability and proximity. We also discuss investor behaviour, rental yields, and why Melbourne is increasingly viewed as a value market.
On lending, higher prices are translating into larger loan sizes, with average settled loans up around 11 per cent year on year. With inflation back in focus and interest rate expectations shifting, we look at how borrowers are responding, particularly around serviceability, pre-approvals and timing.
Migration, supply constraints and tight rental conditions continue to shape outcomes across the country, keeping vacancy rates low and rents under pressure.
As always, this episode focuses on what the data is really telling us &ndash; and how Australians are navigating the market right now.

What the January 2026 Property Data Is Telling Us 

As 2025 draws to a close, Australia’s property market is sending some new and important signals.

In this episode of Behind the Numbers, we unpack the December data and the early trends shaping 2026, with a sharp focus on one of the biggest forces in the market right now: listings.

National stock levels remain well below long-term averages, and where listings are tight, prices have continued to hold up. At the same time, we saw the first pockets of negative monthly price movement in key markets, raising questions about whether the market is cooling, pausing, or simply resetting.

Our panel breaks down what the data is telling us about listing volumes, price momentum, metro versus regional performance, auction conditions, and rental trends, and what it all means for buyers, sellers, investors and renters heading into the year ahead.

Clear numbers, practical insights, and a calm look at what to watch next.

As 2025 draws to a close, Australia&rsquo;s property market is sending some new and important signals.
In this episode of Behind the Numbers, we unpack the December data and the early trends shaping 2026, with a sharp focus on one of the biggest forces in the market right now: listings.
National stock levels remain well below long-term averages, and where listings are tight, prices have continued to hold up. At the same time, we saw the first pockets of negative monthly price movement in key markets, raising questions about whether the market is cooling, pausing, or simply resetting.
Our panel breaks down what the data is telling us about listing volumes, price momentum, metro versus regional performance, auction conditions, and rental trends, and what it all means for buyers, sellers, investors and renters heading into the year ahead.
Clear numbers, practical insights, and a calm look at what to watch next.

Property & the Polls: Rates, Rents, Listings and What's Ahead

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