Here’s latest Sydney Auction Market Update with verified data from the past few weeks. This month we focus on two critical indicators driving both buyer and seller decisions: Auction Clearance Rates and Auction Prices.

Auction Clearance Rates – What’s Happening?

Sydney continues to show solid auction performance, reflecting strong buyer demand despite affordability pressures.

Latest Figures

• For the week ending 15 November 2025, Sydney recorded an impressive 72.6% auction clearance rate.
  Source: PropertyUpdate (Nov 2025)

• Earlier this month, the rate was slightly lower at 69.8% across nearly 880 auctions, showing natural weekly fluctuation but overall resilience.
  Source: PropertyUpdate (Nov 2025)

 

What This Means

• A clearance rate above 70% typically signals a seller’s market—buyers are competitive, and good-quality homes are moving quickly.

• Higher auction volumes indicate confidence among both vendors and agents.

• Buyers are showing readiness to act fast, often with finance pre-approved.

Auction Prices – Median Sale Values Rising

Auction prices remain elevated, particularly for houses, supported by limited number and strong competition.

Latest Median Prices

• Houses: Approximately A$2,027,500 median auction price

• Units: Approximately A$1,125,000 median auction price
  Source: PropertyUpdate (Nov 2025)

What This Means

• House prices at auctions continue to reflect premium buyer appetite, especially for renovated, well-located properties.

• Unit prices remain more accessible but still show consistent upward pressure.

• The strong sale prices indicate auctions remain an effective selling strategy in Sydney’s current market.

 

Why These Metrics Matter

Understanding clearance rates and auction prices helps you decide when to:

• Sell: High clearance rates and strong median prices mean better outcomes for vendors.

• Buy: Knowing auction trends lets you better gauge bidding competition and financing needs.

• Invest: Rising auction values signal growth suburbs and strong capital appreciation potential.

 

October 2025 Market Snapshot

The major players in Sydney’s real estate market aren’t where most people would anticipate them to be. Sydney’s unit market, particularly in the outer-west and south-west districts, saw the most price increases this quarter, according to realestate.com.au.

Key Highlights

• Units dominate growth: 14 of the top 15 performing suburbs (July–Sept 2025) were units.

• Top suburb: Lalor Park – up ~20% this quarter (from ~$507k to ~$608k).

• Other fast-rising suburbs: Yagoona (+12%), Bass Hill (+10%), Miller (+11%).

• PropTrack economist Angus Moore notes affordability is pushing buyers towards “more affordable options like units further from the city.” (Source)

Nationally, the PropTrack Home Price Index shows Australian home values rose 0.5% in September, up 6.2% annually, with Sydney up 0.7%. (Source)

TOP SYDNEY SUBURBS BY MEDIAN PRICE GROWTH

(September quarter 2025, All unit markets)

Source: PropTrack

What’s Driving the Trend?

• Affordability: With houses at record highs, units are offering the best entry point.

• Renewed demand: Outer-ring suburbs like Blacktown, Yagoona, and Bass Hill are drawing first-home buyers and investors.

• Tight supply: Australia is building ~62,000 fewer homes than needed yearly, keeping upward pressure on prices. (Source)

• Rental pressure: Sydney unit rents are forecast to rise 24% by 2030, further supporting investor demand. (Source)

For Sellers

• Timing is strong: Unit owners in growth suburbs are well-positioned to sell.

• Presentation matters: With more listings coming online, standout marketing and realistic pricing are key.

• Highlight location advantage: Suburbs with strong quarterly growth are seeing renewed investor confidence.

For Buyers

• Units offer value: Growth suburbs still sit well below Sydney’s median.

• Focus on access & amenities: Proximity to transport continues to drive buyer interest.

• Act early: Competition is growing as affordability attracts more buyers.

First Home Guarantee Scheme

Significant modifications will be made to the Australian government’s Home Guarantee Scheme starting on October 1, 2025. These changes include increased home price caps, uncapped spots, and no income requirements. With these modifications, more first-time homebuyers will be able to buy homes with lesser down payments (down to 5%), and permanent residents will be able to take advantage of the program without having to pay Lenders Mortgage Insurance.

Regional centres in New South Wales – Illawarra, Newcastle, and Lake Macquarie

The shift towards Sydney’s unit market reflects a broader affordability and lifestyle reset. Buyers chasing value are widening their search radius, and sellers with well-located apartments are reaping the rewards.

Dear Clients,

The Australian property market continues to show resilience, supported by easing interest rates and growing buyer activity. Here are the latest insights from the NAB Q2 2025 Residential Property Survey.

Market Sentiment on the Rise

• The NAB Residential Property Index lifted to +44, well above average.

• VIC (+36) and NSW (+46) show strong signs of recovery, while QLD (+62) and SA (+45) remain solid.

• Confidence is up both short-term (+62) and long-term (+58) as interest rate cuts flow through.

👉 Overall, most professionals believe NSW and VIC are at the start of recovery, while QLD, SA, and WA are closer to market peaks.

Table: NAB Residential Property Index: States

House Price Outlook

• National house price growth expectations:

  • +3.3% over the next 12 months (up from 2.3%)

  • +4.1% over 2 years (up from 3.1%)

• Strongest outlook: QLD (4.6%) & NSW (4.2%)

• Lowest outlook: ACT (2.8%) & VIC (2.5%), though VIC has improved from near zero growth earlier this year.

Table: Average Survey House Price Forecast (%) from NAB

Rental Market Trends

• Rental growth is expected to accelerate:

  • +2.3% in the next 12 months

  • +2.9% over 2 years

• The ACT (+5.4%) and TAS (+3.9%) lead short-term expectations.

• Shortages remain most acute in WA, where rental stock is critically tight.

Table: Average Survey Rent Forecast (%) from NAB

Buyer Activity

• First Home Buyers (FHBs) are back:

  • New housing: 40% share, highest since 2022.

  • Established housing: 34% share (up from 32.8%).

• Owner occupiers remain dominant, though their share dipped slightly.

• Local investors rebounded to 18.5%, near long-run averages.

• Foreign buyers remain subdued at 3.3% established and 6.8% new housing, still well below historical averages.

Buyers: New Housing (% share)

Key Challenges for Developers

• Construction costs (74%) remain the biggest hurdle for new projects.

• Delays in planning permits (54%) are easing but still a barrier.

• Affordability concerns have risen sharply (35% vs 15% in Q1).

 

Impact of Rate Cuts & Incentives

• Industry professionals expect rate cuts to lift demand, especially from first-home buyers and owner-occupiers.

• The Federal Government’s 5% deposit scheme is tipped to further boost first-home buyer demand.

 

What This Means for You

• Sellers: Confidence and buyer demand are rising, particularly in NSW, VIC, and QLD.

• Buyers: With rates easing and incentives improving, now may be the right time to enter or upgrade.

• Investors: Expect stronger rental growth, particularly in tight markets like WA and QLD.

In February 2025, Sydney’s property market saw a minor decline, continuing a trend of softening growth. Dwelling values decreased by 0.4% in the past month and 1.4% over the last quarter, reflecting a cooling market after the strong gains seen in 2023 and early 2024.

 

 

Sydney’s annual price growth of just 1.7%, the lowest since June 2023. This positions Sydney as one of the weaker-performing capital cities. This suggests that, in contrast to other Australian capitals, the city’s once-thriving real estate market has slowed down. However, because of affordability and population expansion, certain cities, including Brisbane and Perth, have seen larger price increases.

 

 

Despite Sydney’s slowing price growth, the city remains Australia’s most expensive property market, with a median dwelling value of $1,193,228. This illustrates the long-term resilience of Sydney’s real estate market, which is fueled by strong demand, a shortage of available land, and the city’s standing as a center of culture and the economy.

 

 

The persistence of high prices in Sydney is also influenced by ongoing supply constraints. Despite increased listings in recent months, the city still faces a chronic housing shortage, particularly in desirable inner-city and coastal suburbs. Strict planning regulations, construction delays, and high development costs limit the speed at which new housing can be supplied, keeping prices elevated.

Despite the current cooling of the market, Sydney’s resiliency is highlighted by its high median housing value. Sydney’s status as Australia’s most expensive real estate market is anticipated to be maintained by long-term demand from both domestic and foreign buyers, as well as upcoming infrastructure developments and economic expansion.

 

Sources: whichrealestateagent.com.au, Corelogic, realestate.com.au,  domain.com.au

According to research conducted by realestate.com.au, 33% of landlords in Australia still self-manage their properties. One of the main reasons why landlords choose to self-manage is the cost of property managers. Focusing on this factor, we created this article to share a quick breakdown of the essential management fees you should know about.

If you own a rental property in Australia, understanding the cost of property managers will help you weigh the benefits and drawbacks. It will help determine whether hiring a property manager is a worthwhile investment for your property.

Breaking Down Property Management Fees: What to Expect and How They Add Up

Management Fees

The management fee is the main ongoing cost, covering the essential services, including rent collection, tenant communication, and routine maintenance coordination. This fee typically charges around 5% to 12% of your rental income, depending on factors such as the location and property type.

• What it covers:
  • Rent collection
  • Lease renewals
  • Routine inspections
  • Tenant management

💡Expert advice: Always clarify the services included in the fee to avoid unexpected costs.

Leasing Fees

If your property manager finds a new tenant, a leasing fee is charged, covering the costs associated with property showings, tenant screening, and lease preparation. Generally, it is equivalent to 1-2 weeks rent and is payable each time a new tenant moves in.

• What it covers:
  • Marketing the property
  • Conducting inspections
  • Processing applications
  • Lease signing

💡Expert Advice: Look for agencies that offer discounted leasing fees for long-term property management contracts.

Advertising Fees

Property managers market your property to attract quality tenants. Some property managers charge a separate advertising fee to list your property on popular rental platforms like Domain and realestate.com.au. Advertising fees can range from A$100 to A$500, depending on the level of exposure and marketing strategy.

• What it covers:
  • Online listings
  • Professional photos
  • Featured ad placements

💡Expert Advice: High-quality marketing can reduce vacancy periods, saving you money in the long run.

Inspection Fees

A regular property inspection is crucial to ensure your investment remains in good condition. While some management packages include inspection on management fees, others may charge a separate fee. It usually ranges from A$50 to A$100 per inspection, which is conducted quarterly or biannually.

• What it covers:
  • Property condition checks
  • Reports
  • Compliance checks

💡Expert Advice: If there are separate inspection fees from your property manager, ask how often the inspections occur.

Maintenance and Repair

Similar to inspection fees, general maintenance is usually included in the management fees. However, some property managers charge a fee for coordinating repairs and liaising with contractors. Some agencies apply a surcharge that ranges from 5% to 10% on top of the repair cost.

• What it covers:
  • Organizing tradespeople
  • Oversee repairs
  • Ensure work is completed and up to standard

💡Expert Advice: Ensure a clear process for approving repair costs to avoid surprises.

Lease Renewal Fees

Some property managers charge a renewal fee for existing tenants. It will typically be equivalent to half a week’s rent. This fee covers the lease updating and negotiating new terms with tenants.

• What it covers:
  • Lease agreement extensions
  • Tenant negotiation/communication

💡Expert Advice: Clarify and negotiate this fee with your property manager, especially for long-term tenants who may stay for several years.

Tribunal and Legal Fees

Whenever an issue arises requiring representation at a tribunal or legal assistance, property managers usually have additional charges for their time and expertise. The cost of this can range from A$200 to A$500 per case, depending on the complexity of the matter.

• What it covers:
  • Preparing legal documents
  • Representing you in hearings
  • Resolving disputes

💡Expert Advice: Directly ask the agency about their track record in handling disputes before signing a management agreement.

End-of-Tenancy Fees

Whenever a tenant vacates, there will be additional service charges. It may include final inspections, bond claims, and cleaning arrangements. These can range from A$150 to A$300, depending on the work required.

• What it covers:
  • Exit inspections
  • Bond processing
  • Key handovers

💡Expert Advice: Ensure all charges for end-of-tenancy services are clearly outlined in your agreement with your property manager.

Administration Fees

Administration fees are usually covered by management fees. However, some agencies charge a small fee to cover day-to-day tasks, including financial report preparation, handling correspondence, and issuing tax statements. These fees can range from A$5 to A$20 per month.

• What it covers:
  • Monthly statements
  • Tax summaries
  • General administrative tasks

💡Expert Advice: Review your management agreement to confirm if these administration fees are covered in the base management fees.

---

Property Management Fees: No surprises for your smarter investment

Provided with a quick breakdown of the property manager fees, don’t let it intimidate you. Understanding the cost is key to making informed decisions and ensures your investment runs smoothly. Take control of your rental property’s success. If you decide to take it to the next step, take our expert advice, and you won’t be surprised by the hidden costs.

Make a smart move, and talk to our experts today!

As we enter 2025, Sydney’s residential rental market exhibits signs of stabilization

Rental Price Trends

As of January 2025, Sydney’s rental market reflects the national trend of slower rent price increases. The 4.8% growth in rental prices across Australia in 2024 was a notable deceleration from the 8.1% growth in 2023. Sydney’s market shows similar signs of stabilization.

 

Vacancy Rates and Market Dynamics

Sydney’s rental market is quite competitive, with a low 1.6% vacancy rate. Although the rate of increase has somewhat slowed, the limited supply is still driving up rental prices.

Legislative Changes Impacting Renters

The New South Wales parliament has enacted the Residential Tenancies Amendment Bill 2024, introducing significant reforms for renters. Key changes include:

• The elimination of ‘no grounds’ evictions
• Limitations on rent increases to once per year
• Provisions for pet ownership in rental properties

These reforms aim to provide renters with greater stability and financial predictability, with implementation expected in early 2025. See full report in Daily Telegraph.

Market Outlook

While Sydney rental prices are predicted to continue to rise in 2025, economists anticipate that the rate of increase will be low when compared to prior years. The stabilization of the market provides tenants with some relief.

Source: ABC News, Daily Telegraph, Rose & Jones

The Australian property market has reached a turning point, as revealed by the January 2025 CoreLogic Home Value Index. National home values saw a slight 0.1% decline in December 2024, signaling the first drop in nearly two years. This shift raises critical questions for buyers, investors, and homeowners as they navigate evolving market dynamics in 2025.

 

 

Key Market Insights for January 2025

National Housing Market Overview

The 4.9% annual growth 2024 added approximately $38,000 to median home values across Australia. However, during the second half of the year, there was a noticeable slowdown, with five of eight capital cities reporting value declines.

Top Performers:

• Perth (+19.1%)
• Adelaide (+13.1%)
• Brisbane (+11.2%)

These top-performing cities led the market in 2024, though their growth rates have begun to ease.

Underperformers:

• Melbourne (-3.0%)
• Hobart (-0.6%)
• Australian Capital Territory (-0.4%)

These cities ended 2024 with annual declines, reflecting varied recovery patterns nationwide.

Regional Markets Shine

Regional Australia continues to outpace the capitals, with a 6.0% annual value increase compared to 4.5% in metro areas. Key growth regions include:

• Regional Western Australia: +16.1% annual growth.
• Regional South Australia: +12.5% annual growth.
• Regional Queensland: +10.5% annual growth.

These areas remain attractive for affordability-conscious buyers and lifestyle seekers, particularly as capital city affordability constraints tighten.

Shifting Buyer Preferences

Affordability is shaping the market:

• Lower Quartile Strength: Affordable homes in capital cities recorded a 9.8% value increase in 2024.
• Upper Quartile Plateau: High-value properties saw a modest 1.5% rise, reflecting reduced borrowing capacity and affordability concerns.

Market Drivers and Future Outlook

Several factors will shape the housing market in 2025:

1. Interest Rates: Potential reductions may boost buyer confidence and borrowing power.
2. Affordability: Wage growth is set to outpace housing value increases, improving accessibility for first-time buyers.
3. Rent Stabilization: A slowdown in rent growth may ease cost-of-living pressures, encouraging property investment.

What This Means for Buyers and Investors

For buyers, this is an opportunity to enter the market at more reasonable price points. Investors should look at regional hotspots and affordable segments, where demand remains strong. Monitoring interest rate movements and affordability trends will be critical for making the right decisions.

The January 2025 CoreLogic HVI highlights an evolving property landscape. Whether you’re buying, selling, or investing, understanding these shifts will help you make informed decisions in 2025.

Stay updated on the latest Australian housing market trends. Subscribe to our newsletter or contact us for tailored property advice today!

Australia finds itself at a pivotal economic juncture, as ABS data reveals an unprecedented seventh consecutive quarter of negative per capita GDP growth. The Institute of Public Affairs (IPA) recently shed further light on this alarming trend, highlighting what it aptly describes as a “personal recession.” This sustained decline goes beyond mere statistics—it signifies a tangible erosion of living standards, with individual incomes now $4,310 per annum lower than pre-pandemic levels. For millions of Australians, this marks a troubling reality under a government increasingly reliant on unsustainable economic policies.

Government Spending: A Double-Edged Sword

Government spending has accounted for a staggering 55% of GDP growth during the Albanese administration. While it has prevented an outright recession, this approach merely papers over the cracks rather than addressing systemic issues. The private sector, the engine of sustained economic growth, has been sidelined. Net exports and private sector investment – traditionally robust contributors to economic vitality – now account for just 6% of GDP growth. This imbalance reflects a government overly reliant on short-term solutions while neglecting long-term economic health.

Migration: A Band-Aid, Not a Cure

The federal government’s record migration intake is touted as a solution to stimulate economic growth. While it may inflate GDP figures, this influx stretches infrastructure and housing to breaking points, driving up rents, house prices, and inflation. Without adequate planning, migration becomes a liability rather than an asset, further diminishing the quality of life for everyday Australians.

Migration must be strategic, community-supported, and economically integrative. However, the government’s “growth at any cost” model ignores these tenets, leaving Australians with smaller slices of an expanding pie.

Red Tape and Taxes: Stifling the Private Sector

Excessive regulations and punitive tax policies are choking Australian businesses, which are the true drivers of innovation, job creation, and prosperity. The current economic framework disincentivizes private sector investment and risks long-term stagnation. Unless there is a shift toward empowering businesses with fewer restrictions and lower tax burdens, meaningful growth will remain elusive.

A Call for Structural Change

Australia’s economic strategy needs a reboot. The private sector must be allowed to flourish, supported by policies that reduce bureaucratic hurdles and promote investment. Migration must align with infrastructure and community needs, ensuring its benefits are shared broadly. Most importantly, government spending must transition from a crutch to a catalyst for private sector growth, fostering innovation and job creation.

---

The Albanese government’s reliance on government spending and record migration has created an illusion of economic stability while eroding individual prosperity. Australians deserve better than prolonged economic stagnation disguised as progress. To restore the nation’s economic health and living standards, policymakers must prioritize private sector revitalization, responsible migration planning, and genuine structural reform.

The Australian housing market has proven remarkably resilient despite elevated interest rates and global uncertainty. Key trends that influenced the market this year are revealed in CoreLogic’s Best of the Best report, which provides insightful information for investors, buyers, and sellers.

 

Key Highlights from 2024

• Strong Sales Volume: With 528,000 house sales nationally, up 8% from 2023 and 6% from the five-year average, home sales increased by a total of 6%.
• Growing Home Values: The total worth of Australian homes surpassed $11 trillion as a result of a 5.5% increase in national home values.
• Market Variability: There was considerable variation in the growth conditions. Melbourne saw a -2.3% fall in value, while Perth topped with a 21% yearly increase.

Affordability and Demand Trends

In 2024, high interest rates drove consumers to more reasonably priced market segments:

• The national market values in the bottom quartile performed better, increasing 10.3% annually.
• The top growing markets were Adelaide, Brisbane, and Perth, with median home values in high-performing suburbs falling below $661,000.
• Darwin still had the majority of the most reasonably priced suburbs, with the median house value in Moulden being $392,008 and the typical unit value in Bakewell being $278,855.

Rental Market Performance

• The annual growth rate for national rent values was 5.3%, down from 8.1% the year before.
• Geraldton, Washington, had the most increase in unit rents at 21.5%, while Noosa Heads had the largest increase in house rents at 23.7%.
• With Middle Swan home rentals increasing 17.0%, Perth topped the rental growth scoreboard.

Looking Ahead to 2025

In early 2025, CoreLogic predicts that buyer demand will continue to be hampered by potential drops in national property values. A possible cash rate cut in the second half of the year, nevertheless, would encourage fresh demand.

Important things to look out for in 2025:

• Interest Rates: By the end of 2025, analysts estimate the cash rate may fall to 3.1% to 3.6%.
• Affordability: For households with median incomes, lower mortgage rates may marginally raise the affordable buying price.
• Diverse Market Performance: Melbourne and Hobart may experience a modest recovery, but Perth and Adelaide’s robust growth may slow.
• Rental Trends: Given that demand may be impacted by high living expenses and possible job difficulties, slower rental growth is anticipated.

For a deeper dive into suburb-level performance and market trends, download the full Best of the Best report on CoreLogic’s website.

The Residential Tenancies Amendment Act 2024 introduces significant changes to the rental landscape in New South Wales, focusing on enhancing tenant protections and fostering fairness. While these reforms aim to create a more balanced market, they also present challenges and added responsibilities for landlords. Previously, we discuss the impacts of these reforms to the renters. Now, we will explore how these updates impact property owners and their operations.

Recent post: Impacts of changes to Renters

Impacts of the Reforms on Landlords

INCREASED REGULATION AND RESPONSIBILITIES

• Stricter Rules for Lease Terminations

The removal of “no grounds” evictions means landlords must provide valid reasons for terminating a tenancy, such as property sales, renovations, or personal use. Evidence is now required to support these claims, with significant penalties for non-compliance. This limits flexibility for landlords, making property management decisions more complex.

• Extended Notice Periods

Landlords must now adhere to longer notice periods for ending leases:

• 60 days for leases up to six months.
• 90 days for leases over six months.
• 90 days minimum for periodic leases.

While these changes offer tenants more stability, they reduce landlords’ ability to quickly adapt to changing circumstances, such as market conditions or personal needs.

FINANCIAL IMPLICATIONS

• Rent Increase Caps

Rent increases are limited to once every 12 months for all lease types, including fixed-term agreements. While this ensures predictability for tenants, it restricts landlords’ ability to adjust rents in response to market shifts or rising property costs.

• Fee Restrictions

Landlords can no longer charge tenants for background checks, and they must offer fee-free payment options like bank transfers or Centrepay. These restrictions could result in added administrative costs for landlords.

PET POLICIES

• Pet Ownership Approvals

Landlords must respond to tenant requests to keep pets within 21 days, providing specific, reasonable grounds for refusal. If no response is given, approval is automatic. This change may lead to concerns over property damage or increased wear and tear, especially since landlords cannot charge additional bonds for pets.

---

Balancing Rights and Market Impact

While these reforms prioritize tenant protections, landlords face tighter regulations and reduced flexibility. Key challenges include:

• Adjusting to the administrative burden of compliance, such as documenting valid grounds for lease terminations or managing pet-related requests.
• Financial constraints from capped rent increases and the inability to pass on certain costs to tenants.
• Potential reluctance to continue renting out properties, which could reduce overall housing supply in the market.

---

The Residential Tenancies Amendment Act 2024 demands that landlords adapt to a more regulated and tenant-focused environment. Although these changes promote fairness and stability, they also require landlords to take on greater responsibilities.

To navigate these reforms successfully, landlords must:

• Stay informed about their rights and obligations.
• Ensure compliance with the new rules to avoid penalties.
• Seek professional advice or property management services to mitigate challenges.

While the long-term effects of these reforms on the rental market remain uncertain, finding a balance between tenant protections and landlord needs will be crucial to maintaining a healthy, sustainable housing market.