Behind The Numbers: Property Wrap

The RBA’s latest rate decision was anything but straightforward.
A 5–4 split has pushed the cash rate higher, at a time when households are already facing rising fuel costs and ongoing pressure on affordability.
So what problem is this rate rise actually trying to solve?
In this episode, we unpack the growing divide in economic thinking. Is inflation being driven by demand, or by global forces beyond our control? Are we moving too early, or doing what’s necessary to stay ahead?
We also explore what this means on the ground. Consumer confidence, spending behaviour, borrowing capacity, and the early signals in the labour market.
And with the RBA acknowledging that a recession is a risk, we ask the question many are starting to consider.
How far does this tightening cycle go, and what does the economy look like on the other side?
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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.
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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.
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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.
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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.
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