Ninja in a Blazer - May 2026

What a time we’re living in. With everything happening both overseas and domestically, the cost of living has risen significantly and may continue to impact us in the months ahead. At this stage, many key decisions are still to be made throughout May, so this update will be relatively brief.
Over the coming months, we will do everything we can to keep you informed about any changes that may affect the real estate market - and, importantly, what those changes mean in practice.

Key potential changes to watch

• RBA Interest rate rise by .25% to 4.35%
• Review of the Capital Gains Tax discount - how might this impact supply and investor behaviour?
• Potential negative gearing reforms - could this lead to investors exiting the market if changes are unfavourable?

What happened in April?
April was an interesting month for real estate. With Easter, school holidays, and ANZAC Day, it is traditionally a slower period with fewer transactions. This makes it difficult to determine whether the softer activity we’re seeing is due to seasonal factors or broader concerns such as rising living costs, global uncertainty, or fear of further rate increases. Most likely, it’s a combination of all of these. We’ve observed that properties are taking slightly longer to sell compared to previous months. There are fewer buyers attending inspections, and noticeably less urgency and FOMO in the market. However - and this is important - prices are still holding strong. While buyer activity has decreased and fewer offers are being made per property, the buyers who are active are submitting strong offers. This suggests the market is stabilising rather than declining. On average, transactions are taking about a week longer to close than before.

Sydney and Melbourne prices are dropping - Is Brisbane next?
In Sydney, listings have increased significantly, particularly in higher price brackets, which are seeing the largest price corrections. By comparison, areas like 4034 in Brisbane are still experiencing historically low levels of available stock - among the lowest in the past 25 years. The key reason is simple: demand continues to outstrip supply, driven largely by population growth and migration into Brisbane. Regardless of market conditions, people will always need to buy and sell property. Life events - upsizing, downsizing, relocation, separation, or inheritance - ensure that the market continues to move.

The hidden opportunity
Every market presents different opportunities. In a slowing market, one potential advantage is for homeowners looking to upsize or downsize within the same area - especially those who previously struggled with bridging finance. In fast-moving markets, many sellers hesitate to list their property out of fear they won’t secure their next home quickly enough and may end up paying more. This hesitation has contributed to the supply shortage we’ve seen in recent years. With the current slowdown, sellers may feel more confident selling first, knowing they may have more time to secure their next property without the pressure of rapidly rising prices. Additionally, in uncertain or changing markets, opportunities can emerge - such as achieving a strong sale price before any potential correction.