Market Update
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Market Update
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Buyers Agency Australia
The 2026 Sydney market at a glance
The Sydney market has shifted decisively in the last 12 months. After two years of correction, we’re seeing the strongest year-on-year median price growth since 2021 – and most importantly, the growth is broadening from premium pockets into mid – market suburbs that had been left behind.
Three data points tell the story. Median house prices are up 6.2% year-on-year, days-on-market have compressed to 28 days (down from 41 a year ago), and auction clearance rates have held above 70% for six consecutive months. That last metric matters most – it’s the clearest signal of buyer confidence returning.
Suburbs to avoid right now
This is the section that gets us hate mail. But honesty is why people read this newsletter, so here it is – the three patterns we’re advising clients to actively avoid until the cycle resets:
First, peak premium suburbs that already ran hard in 2024. Some Eastern Suburbs pockets have given back 3-4% in the last quarter alone. Wait. Second, oversuppliedhigh-density apartment markets in the inner-south where developer stock is still working through. Third, regional fringe estates bought during the 2021 boom – the buyer pool has thinned dramatically.
We’re not naming specific suburbs publicly here – it’s irresponsible without context. But we will name them on a call.
Buyer strategy for this cycle
Tactical advice – what should a buyer actually do right now? Move fast or wait? Auction or private treaty? This is the most shareable section – make it actionable.
- Get finance pre-approved before you start searching – not after. Cycles like this one reward decisive buyers, and you can’t be decisive without approval in hand.
- Focus on off-market where competition is eliminated. Roughly 40% of our acquisitions don’t hit a public portal – that’s where the real value sits in a heating market.
- Look at 2–3 suburb fallbacks to avoid getting stuck. If your first-choice suburb prices you out, you need a Plan B already researched and ready.
- Build your agent relationships now, before you’re ready to buy. Sellers’ agents tell their best networks first – and you want to be in that network when the right listing appears.
The real costs of investment property
Most buyers focus on the purchase price. The real picture includes the costs that follow – here’s an honest breakdown of what to budget for, from settlement through to ongoing ownership.
Cost Category
Typical Range
Notes
Stamp duty
3% – 5%
of purchase price
Not immediately deductible.
Conveyancing & legal fees
$1,500 – $3,000
flat fee
Both purchase and sale.
Building & pest inspection
$500 – $1,200
per inspection
Never optional.
Property management fees
7% – 10%
of gross rent
Plus letting fee and admin costs.
Land tax (annual)
$2,000 – $15,000+
per year
Triggered once portfolio thresholds are exceeded.
Maintenance & capital works
~1%
of value per year (estimate)
Higher for older stock.
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Test Dummy Blog 18
Rate cuts are here – but smart investors know it’s not that simple. Here’s what the data actually...
Market Update
Test Dummy Blog 17
Rate cuts are here – but smart investors know it’s not that simple. Here’s what the data actually...