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.

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

The Market Signals Shaping 2026 - Behind the Numbers Market Update 

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 

November delivered one of the clearest market signals of the year, and in this episode we break it all down with three experts who see the market from every angle.

National home values continued to rise, but the pace has started to shift. Affordability is now at record levels. Auction volumes surged then fell away. Lending remains tight. And buyer behaviour is changing as conditions become more complex.

I’m joined by economist Cameron Kusher, lending specialist Alya Manji, and buyer’s advocate Cate Bakos to unpack what the November numbers really mean for buyers, sellers, investors and agents heading into 2026.

We cover the markets that are still running hot, where the slowdowns are emerging, how credit tightening will shape the year ahead, why first home buyers are feeling the squeeze, and what to make of the Victorian Government’s proposal for sellers to disclose their auction reserve a week out.

If you want a clear, grounded view of the property market as we close out the year, this episode takes you inside the data and the decisions shaping the road ahead.

November delivered one of the clearest market signals of the year, and in this episode we break it all down with three experts who see the market from every angle.
National home values continued to rise, but the pace has started to shift. Affordability is now at record levels. Auction volumes surged then fell away. Lending remains tight. And buyer behaviour is changing as conditions become more complex.
I&rsquo;m joined by economist Cameron Kusher, lending specialist Alya Manji, and buyer&rsquo;s advocate Cate Bakos to unpack what the November numbers really mean for buyers, sellers, investors and agents heading into 2026.
We cover the markets that are still running hot, where the slowdowns are emerging, how credit tightening will shape the year ahead, why first home buyers are feeling the squeeze, and what to make of the Victorian Government&rsquo;s proposal for sellers to disclose their auction reserve a week out.
If you want a clear, grounded view of the property market as we close out the year, this episode takes you inside the data and the decisions shaping the road ahead.

Navigating High Prices, Uncertain Rates and Policy Surprises - Nov Property Market Update

Australia’s housing market just won’t sit still. Prices are climbing, listings are thin, and the race to buy is getting fierce. In this episode, we unpack the real story behind October’s numbers on why low supply is keeping pressure on prices, why we’re not building the homes we actually need, and what it means as we head into the final stretch of the year.

Economist Cameron Kusher, buyer’s advocate Cate Bakos, and mortgage expert Alya Manji join Sadhana Smiles to explore the national picture from the rise of lone households to shifting investor activity, the growing demand for smaller homes, and the changing balance of power between buyers and sellers.

It’s a candid, grounded look at what’s driving Australia’s “housing paradox” and what to expect as the market charges toward 2026.

Australia&rsquo;s housing market just won&rsquo;t sit still. Prices are climbing, listings are thin, and the race to buy is getting fierce. In this episode, we unpack the real story behind October&rsquo;s numbers on why low supply is keeping pressure on prices, why we&rsquo;re not building the homes we actually need, and what it means as we head into the final stretch of the year.
Economist Cameron Kusher, buyer&rsquo;s advocate Cate Bakos, and mortgage expert Alya Manji&nbsp;join Sadhana Smiles to explore the national picture from the rise of lone households to shifting investor activity, the growing demand for smaller homes, and the changing balance of power between buyers and sellers.
It&rsquo;s a candid, grounded look at what&rsquo;s driving Australia&rsquo;s &ldquo;housing paradox&rdquo; and what to expect as the market charges toward 2026.

The Market Signals Shaping 2026 - Behind the Numbers Market Update

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