Hotspotting

Where not to buy can be just as telling as where to invest. In this episode, we dive into the thinking behind our latest National Top 10 Best Buys report – and why some of Australia's strongest recent performers, like Perth, Adelaide, and the Gold Coast, are no longer on the list. We explain why these booming markets have now passed their peak, and shine a light on the emerging "second wind" locations – early-stage markets with the right ingredients for future growth. If you want to spot the next wave before the crowd catches on, this is the insight you've been waiting for.

From FOMO to COMO – but is it really new? The media says we've entered the “COMO era” – Compromise Or Miss Out – as buyers face affordability pressures and tight supply. But is this a fresh trend or simply a rebrand of a long-standing reality? In this episode, we explore why compromising to get on the property ladder has always been part of the journey, and why catchy acronyms don't tell the full story. From rentvesting to regional moves, discover the truth behind the headlines – and what it really takes to build your way to that dream home.

Think Australia's property market only grew 5% last year? Think again. In this episode, we unpack why the national average is a misleading headline – and reveal the hundreds of markets across Australia that outperformed by two, three, even four times that figure. From regional boom towns to affordable pockets in smaller capitals, these are the places we've been calling out for years in our Hotspotting reports – and they've delivered. Tune in for a deep dive into the real growth stories of FY2025, backed by data from over 4,500 suburbs, and discover where property values are doubling in under five years. If you're still buying into the “lukewarm market” narrative, this one might just change your view.

Brisbane is booming — but it's not just houses leading the charge. In this episode, we dive into why Brisbane has become one of Australia's strongest-performing property markets, recently crossing the $1 million median house price mark. But here's what's even more interesting: it's the unit market that's outpacing houses in many suburbs. With massive infrastructure investment, Olympic momentum, and affordability tipping the scales, we unpack the suburbs showing standout growth — and why buyers are increasingly turning to apartments and townhouses in 2025. Tune in for data-backed insights and suburb-level trends shaping Greater Brisbane right now.

Brisbane's booming – but Regional Queensland might just be outpacing it. In this episode, we unpack why Queensland's regional markets are turning heads: strong price growth, soaring demand, and a tidal wave of infrastructure investment leading up to the 2032 Olympics. From Townsville to the Sunshine Coast, these markets are offering the ultimate property trifecta – affordability, rental yield, and capital growth potential. Tune in to find out why Regional Queensland is shaping up to be Australia's hottest property story in 2025 and beyond.

Your 40s are one of the most powerful decades to take control of your financial future—and in this episode, we show you how. Tim Graham is joined by Sam Wakefield, financial adviser and founder of Optalife, to explore practical strategies for Australians in their 40s who want to grow, protect, and future-proof their wealth. Whether you're playing catch-up, looking to scale up, or getting serious about your goals, this episode is packed with real-world advice.

Is metro market momentum really back — or is that just lazy analysis? In this episode, we take a closer look at some of the real estate headlines doing the rounds… and expose why many so-called “expert” takes just don't stack up. From regional markets outpacing the capitals to units giving houses a run for their money, the data tells a different story — if you know how to read it properly. Join us as we break down the myths, challenge the mainstream, and show you why real insight comes from experience — not economists.  

Think regional South Australia is off the radar for serious property investors? Think again. This episode dives into the standout performance of affordable regional towns like Murray Bridge — Australia's No.1 location for capital growth over the past five years. We break down the data behind the boom, reveal why “cheapies with prospects” are delivering nation-leading returns, and explore where the next high-growth opportunities may lie. If you're chasing value, yields and growth — this is one episode you don't want to miss.

Australia's household wealth has hit a record-breaking $17.3 trillion — but what's really driving this surge? In this episode, we explore the numbers behind the boom, uncovering why property still holds the crown as the nation's top wealth-builder. Is Australia's real estate obsession sustainable? What role is super starting to play? And how might intergenerational wealth shape the future? Join us for a quick, insightful dive into what's fuelling this financial momentum — and what it means for you.

Is Australia really on the brink of a property boom… just because interest rates dropped a little? That's what the headlines want you to believe—but the real story is far more complex. In this episode, we unpack the growing wave of misinformation flooding mainstream media about real estate. From journalists with zero property knowledge to shiny “senior economists” spinning fairy tales, it's no wonder consumers are confused. We challenge the obsession with interest rates as the be-all and end-all of property forecasting—and explore what's actually driving markets like Darwin, Melbourne, and Regional Victoria. If you're tired of shallow headlines and want real, nuanced insight into what shapes Australian property, this episode is for you.

What if you didn't have to choose between strong rental income and serious capital growth? In this episode, we dive into new data from The Pulse—a quarterly report that spotlights 50 high-performing property markets across Australia. These aren't your typical hotspots: we're talking yields of 6–8%, paired with one-year capital growth averaging 18%—at a time when the national average was just 3%. From Townsville to Bunbury, you'll hear real examples of suburbs delivering double-digit gains and cashflow that stacks up. If you're an investor chasing the elusive sweet spot between growth and income, this is the episode you can't afford to miss.

At a time when many investors feel forced to choose between yield and growth, Hotspotting's Pulse Report proves you can still have both, if you know where to look. In this TickerNews interview, Tim Graham breaks down the insights from the latest Winter 2025 edition of The Pulse Report, revealing 50 Australian suburbs with strong rental yields and solid prospects for capital growth. Tim also reviews the standout results from the 2024 edition, where featured markets like Townsville's Aitkenvale and WA's Midland achieved capital growth of 35–40%, far outperforming the national average of just 3%. 

Is Regional NSW Australia's next property hotspot?

Which property markets are heating up—and which are cooling down? In this episode of The Property Playbook, Tim Graham sits down with Australia's leading independent property analyst, Terry Ryder of Hotspotting, to unpack the insights from the Winter 2025 edition of the Price Predictor Index. Discover which capital cities and regional areas are showing the strongest buyer demand right now, which markets are entering a second growth wave, and why Sydney has fallen to last place.

Australia's housing crisis is deepening — but why are land prices still soaring even as sales hit a 25-year low? In this episode, we unpack the latest Residential Land Report, exposing the growing mismatch between demand and supply of shovel-ready land. From skyrocketing prices in Perth to policy inertia in Canberra, we explore what's fuelling the bottleneck, why the government's 1.2 million homes target may be wishful thinking, and what it all means for affordability, construction, and first-home buyers. Curious about the real roadblocks to housing in Australia? Tune in.    

Everyone wants growth — but what about consistency? In this episode, we explore a different kind of opportunity: Australia's most consistent property markets, where buyer demand remains steady quarter after quarter. These are the quiet achievers — suburbs and regions that may not always make headlines but have delivered impressive long-term growth. We highlight: ✅ The top 50 most consistent locations across Australia

Navigating Today's Property Market with Terry Ryder In this episode, Terry Ryder—Australia's leading property analyst and founder of Hotspotting—joins host Adam Horth of Smartre Training to unpack the true state of the Australian real estate market. Drawing on decades of research and market-watching, Terry delivers a clear-eyed analysis of property trends and growth prospects across the country, breaking it down state by state. From regional hotspots to shifting buyer behaviour, this conversation sheds light on what's shaping the market right now—and what smart investors need to watch next. Terry also shares what it really means to be a property investor in today's climate. From rising interest rates and tight supply, to the strategies that still work despite the noise, this episode is packed with practical insights for those serious about long-term success in real estate. Plus, don't miss Terry's top book recommendations for investors and business builders alike: Built to Sell by John Warrillow The War of Art by Steven Pressfield The Road Less Stupid by Keith J. Cunningham For more resources and upcoming events, visit: Smartre Training Programs Smartre's Top Performers Seminars and Events Submit your Field Challenger Whether you're a seasoned investor or just getting started, this episode offers the clarity and direction you need to navigate the property market with confidence. Tune in and make your next move a smart one.

Think Sydney and Melbourne lead the property market? Think again. In this episode, we reveal the surprising frontrunners from the Winter edition of The Price Predictor Index — and it's the smaller capitals and regional markets stealing the spotlight.

What's really happening in Australia's property markets? In this episode, we break down the new Winter edition of the Price Predictor Index — and the results are anything but expected.

Why Moving House Costs More Than You Think Thinking of moving home? It's not just about finding the right property anymore — the real hurdle is the staggering cost of moving. In cities like Sydney and Melbourne, transaction costs for selling, buying, and relocating now average over $100,000. For many, this financial burden is a major reason they stay put, even when their current home no longer suits their needs. The biggest single cost? Stamp duty — a tax often called the silent killer of housing mobility. Why is this outdated tax still strangling the market, and how could reform unlock hundreds of thousands of homes across Australia? Join us as we explore the hidden costs, the impact on families and the economy, and why political leadership is urgently needed to break this costly cycle.

Affordable Housing: The Great Political Mirage Politicians love to promise “affordable housing” — but where are the numbers? Behind the headlines and media events, affordable homes remain an elusive dream, buried under soaring land prices, construction costs, and government taxes. From Brisbane's zoning reforms to Sydney's grand plans, we unpack why these announcements often fall short of reality. Why is genuine affordability missing from the conversation? And what's really stopping new homes from becoming truly affordable? Tune in as we cut through the spin and reveal the hard truths about Australia's housing crisis.

Is Australia really heading into the “grandaddy of all property booms” just because of a couple of interest rate cuts? If you believe the headlines, that's exactly what's happening. But here's the problem: those headlines are mostly rubbish. In this episode, we cut through the media hype and take a hard look at what's really driving property prices – and it's not interest rates. From shallow journalism to economist echo chambers, we expose the flawed logic behind the property boom narrative and explain why it doesn't stack up against real data or historical precedent. Join us as we unpack the truth about housing supply, buyer demand, and the political dysfunction fuelling affordability woes. If you're buying, selling, or just trying to make sense of the chaos, this episode is your reality check. Forget the hype. Get the facts.

How does someone go from trading commodities in New York City to selling some of Melbourne's most luxurious homes? In this episode of The Property Playbook, host Tim Graham sits down with Nicholas Brooks, Director of Marshall White Stonnington, to explore his unique journey into real estate and what it takes to thrive in the top end of Melbourne's property market.

Australia is one of the most urbanised nations on earth, but how is its population growth reshaping the map? New data from .id reveals surprising trends across the country's fifty largest cities and towns. Some regional centres are surging ahead while others are slipping behind. The Sunshine Coast has quietly become the fastest growing city in the nation, just ahead of Perth. Geelong, Ballarat and Hervey Bay are rising fast, while places like Whyalla tell a very different story. Melbourne has overtaken Sydney again, and a small but booming area in Lake Macquarie has broken into the top fifty for the first time. What do these population shifts reveal about the future of Australia's property market? And which cities could be the next major investment hotspots?

What do some of the highest rental yields in Australia have in common with some of the biggest property busts? In this episode, we explore the darker side of high yield towns and why some locations that promise strong returns can become financial traps. From Moranbah to Port Hedland, the history of boom and bust in resource-driven towns is littered with painful lessons. Why are some towns offering yields above 12 percent while their property values plummet? What really lies beneath the glossy headlines and impressive statistics? And why are so many of these markets cheap for a reason? This episode unpacks the data and the real stories behind twenty towns investors should think twice about.        

Why does it now cost nearly a million dollars to build a basic home in Australia? The latest NAB Residential Property Survey reveals some uncomfortable truths. Construction costs are soaring, government taxes and delays are adding layers of expense, and productivity in the building sector has fallen dramatically over the past 30 years. Yet investors are still being blamed for rising prices, even though they make up just a quarter of buyers. So what is really driving the housing crisis? If you want to understand the forces shaping property prices, affordability and supply across the country, and what the media is not telling you, listen to this episode today.

This was one of the most highly anticipated and highly attended webinars of the year — and for good reason. In this exclusive session, Hotspotting founder Terry Ryder and iBuyNew CEO Daniel Petersen explore the powerful impact the 2032 Brisbane Olympic and Paralympic Games will have on property markets across South East Queensland. ✔ Learn from case studies of past Olympic host cities, including Sydney, Athens, London, and Tokyo ✔ Discover how infrastructure, population growth, and legacy planning have driven real estate booms ✔ Understand why Brisbane is poised to outperform every other Australian city over the next decade ✔ See the key suburbs and property types set to benefit most ✔ Preview real investment opportunities in Kangaroo Point and Milton, Brisbane Whether you're a first-time investor or building a portfolio, this session will help you understand why the time to act is before the Olympic flame is lit.

Government support for first-home buyers always seems to spark the same criticism: that it drives up prices and does more harm than good. But where's the evidence? In this episode, we unpack the recurring claims that FHB schemes like deposit guarantees and grants inflate property values — and ask why these arguments persist despite a lack of supporting data. We explore how media narratives often miss the mark, focusing blame on young buyers instead of tackling the real issues: supply constraints, high construction costs, and planning bottlenecks. If helping first-home buyers is always the “wrong move,” what's the alternative? In this episode: The myth that FHB support causes price spikes What the data actually says (and doesn't say) Why the supply-side crisis is the real problem How policy debates are missing the point This episode is for anyone who's ever wondered whether helping first-home buyers is hurting the market — and wants an evidence-based perspective instead of a political spin.

After several years of standout growth, Perth's housing market is starting to cool — but that doesn't mean it's headed for a fall. In this episode, we break down the latest indicators showing that Perth's price growth has slowed, even as the state's economy remains one of the strongest in the country. We also look beyond the capital to Regional WA, where several markets continue to perform strongly, and explore what investors should watch for next. In this episode: Why Perth's growth has passed its peak The latest data on price movement and sales activity How strong economic fundamentals are supporting WA markets Opportunities that still exist in units and regional areas If you're tracking the next move in WA's property cycle, this episode gives you the data and context to stay ahead.

Scapegoating has become Australia's unofficial national sport — and nowhere is this more obvious than in the commentary surrounding our housing crisis. In this episode, we take a deep dive into the latest wave of finger-pointing, where so-called NIMBYs (Not In My Back Yard) and Baby Boomers are being blamed for everything from unaffordable housing to stalled development. But is the narrative that older Australians are refusing to downsize or that local residents are blocking new homes actually backed by evidence? Or is it a convenient distraction from deeper, more uncomfortable truths? Tune in as we cut through the noise, challenge the conventional media narrative, and call for a more honest, evidence-based conversation about housing supply, planning, and political accountability. Key topics covered: The myth of downsizing as a supply solution How NIMBY scapegoating distracts from systemic problems Why development isn't happening in many suburbs — and it's not because of residents The true barriers to building new homes in Australia What needs to change for real housing reform to happen If you're tired of the blame game and ready for a more informed look at the housing crisis, this episode is for you.

In this episode, we challenge the growing media and political narrative blaming older Australians for the housing crisis. With new data from Australian Seniors and PropTrack, we unpack why the push to guilt Baby Boomers into downsizing is not only misguided — it's deeply unfair and factually wrong. We expose the lazy policy thinking behind the idea that empty nesters are hoarding homes, and explain why the real culprits are chronic supply shortages, failed planning systems, outdated pension rules, and a political class allergic to real reform. From rising relocation costs to a lack of suitable alternatives, we examine the complex reasons why downsizing isn't the easy fix the headlines claim. This is a must-listen for anyone tired of shallow blame games and looking for real solutions to Australia's housing crisis.

In this episode, we dive deep into one of Australia's most remarkable and resilient property markets—Adelaide. While other cities like Perth are losing momentum, Adelaide continues its upward trajectory, now entering its sixth year of steady growth. Backed by data from Hotspotting's latest Price Predictor Index, we unpack why buyer demand remains high, which LGAs are leading the charge, and how Adelaide's long-dismissed real estate market has evolved into a national frontrunner for capital growth. We'll explore the suburbs showing the strongest signs of continued price increases, the economic drivers supporting the boom, and why Adelaide has surpassed even Melbourne in median dwelling prices. Whether you're an investor or just fascinated by real estate trends, this episode reveals why Adelaide remains a hot market worth watching.

With over 15,000 suburbs across Australia, how do you know where to invest next—and which markets are set to outperform? In this episode of The Property Playbook, host Tim Graham sits down with Australia's leading property analyst, Terry Ryder, to reveal the latest insights from Hotspotting's National Top 10 Best Buys report. Unlike media-driven “hotspots,” these locations have been handpicked for their long-term growth potential, strong local economies, and critical infrastructure investment.

As the federal election approaches, housing policy has finally hit the spotlight — but not for the right reasons. In this episode, Terry Ryder cuts through the spin and dive into the political theatre playing out between major parties over Australia's housing crisis. From vote-chasing tax perks to demand-boosting band-aid schemes, he unpacks why both Labor and the Coalition are missing the mark — and how their policies could actually make things worse.  Plus, he takes aim at the Greens' rental rhetoric and ask the question no one seems to be answering: where are the real structural reforms? If you're tired of housing headlines full of sugar and no substance, this one's for you.

With housing affordability now a key battleground in the federal election, Tim Graham, Managing Director of Hotspotting, joins Ahron Young on TickerNews to unpack what the major parties are promising—and whether those policies will make any real difference. In this episode, Tim explains why most policies on offer are short-term, demand-side sugar hits that fail to address the root of Australia's housing crisis: supply.

In this episode, Terry Ryder dismantles the media myths surrounding landlords and reveals a far more sobering reality — most investors aren't profiting, they're bleeding cash. With 65% operating at a loss and many forced to sell, Ryder explores why the rental market is under serious threat. From rising interest rates to hostile policies, he exposes how the system is pushing mum-and-dad investors to the brink — and why that spells trouble for renters too. If you're a property investor, tenant, or just someone trying to make sense of Australia's housing mess, don't miss this episode. Subscribe now, leave a review, and share it with someone who needs to hear the truth behind the headlines. The facts matter — and Terry Ryder is here to set the record straight.

Perth's Property Market at its Peak: Tim Graham discusses the shift in Perth's property market as it reaches its peak. He shares insights from Hotspotting's Price Predictor Index, explaining how rising sales activity often leads to price growth, and how Perth's market is now experiencing a slowdown due to decreasing sales. Why Perth Was Doing Well: The strength of Perth's recent growth can be attributed to a proactive state government, affordability, and a resurgence after many years of stagnant prices. Tim highlights how the state's openness to investors has played a key role in this boom. The Emergence of New Market Leaders: With Perth cooling down, other markets are emerging as leaders. Tim explains that Melbourne, despite economic challenges, is showing positive rankings in many suburbs. With a correction in its market and its relative affordability compared to Sydney, Melbourne is attracting new investment. The Impact of Affordability on Investment: Tim shares his thoughts on why people are moving to more affordable areas, not just due to COVID, but as part of a broader trend of seeking better lifestyle options. The ongoing affordability factor in Melbourne and other markets is a key driver of growth.  Infrastructure Projects and Market Impact: Tim discusses how infrastructure developments, like the Westgate Tunnel project in Melbourne, are expected to influence property prices, particularly in the city's west. However, he questions whether these infrastructure projects will be a game changer for the market. Interest Rates and  Housing Affordability: The conversation touches on the possible future of interest rates in Australia. Tim explains that the biggest challenge in real estate isn't interest rates but the lack of housing, which continues to drive prices up despite rate changes. overnment Policy and the Housing Shortage: The interview wraps up with a discussion about the Victorian government's efforts to alleviate housing affordability, including stamp duty discounts. Tim points out the unintended consequences of these policies, suggesting that the focus should be on helping developers to start new projects.

In this update, Tim Graham from Hotspotting breaks down the key insights from the Autumn 2025 edition of the Price Predictor Index — revealing which Australian property markets are rising, which are steady, and which are slipping into decline. We analyse 14 major jurisdictions across the nation — from capital cities like Darwin, Melbourne, and Adelaide to regional powerhouses like Regional South Australia, Regional Queensland, and Regional Victoria. With detailed suburb-level insights and sales activity trends, this update highlights the suburbs and towns with real momentum behind them.

Terry Ryder—founder of Hotspotting.com.au and Australia's #1 independent real estate analyst—joins Ahron Young in the Ticker studio to unpack the 2025–26 Federal Budget and what it didn't address: the worsening housing crisis. From unaffordable home prices and stalled construction to the lack of support for investors and renters alike, Terry pulls no punches as he explains the structural failures that continue to drive Australia's housing shortage.

Politicians at the upper levels of government have failed to deal with the cost-of-living pressures faced by Australians, including all the major components of high inflation such as electricity prices and the high cost of housing.   Rather than deal with the underlying core issues, our elected representatives prefer to wait until an election is looming and then throw cash donations at voters to give the impression of dealing with the core problems.   At the previous federal election three years ago, Anthony Albanese and his colleagues promised to bring down power prices. But electricity costs have continued to rise - so now, with an election due soon, the PM is splashing the cash to give the appearance of action.   This is one of a number of vote-buying measures that are adding to government spending, which adds to inflationary pressures and is likely to see interest rates higher for longer.   And that means impacts not only on families with mortgages but also tenants with higher and higher rents – all of which adds to the inflation spiral.   Three years in government and Anthony Albanese, Jim Chalmers and their pals have failed to make even the slightest dent in all the big issues in real estate.   Housing affordability is the worst ever. Vacancies are at historic lows. Rental affordability is the worst ever recorded. The cost of building new homes is at record levels, with a new house and land package costing close to a million dollars – and over 40% of that cost is government taxes, fees and charges.   Every time a government makes a decision that impacts on these problems, they make them worse, not better.   The Federal Government is now proposing to donate some of our tax dollars to first-home buyers facing that problem of the worst housing affordability ever recorded.   It's had three years to deal with the fundamental causes of poor affordability, including the hideously high cost of building new homes, but has achieved nothing.   So now they're bringing on a cash splash, dressed up as a measure to combat poor housing affordability.    But it will do nothing to deal with the fundamental issue, which is the high cost of housing. Indeed, many analysts argue that grants to first home buyers fuel demand and therefore price rises, making the underlying problem worse.   What the country needs, in times of high inflation, high interest rates and high housing costs, is measures to deal with the core problems – not handouts in the lead-up to an election, which is tantamount to putting a band-aid on a broken leg.  

Throughout the past three or four years of government discussion but little action on the housing shortage and the rental crisis, the people who provide the homes that people rent in Australia have never been part of the discussion.   Many of our state and territory governments have held inquiries, summits and other talkfests inviting many of the usual suspects but landlords have never been invited to the table.   In one state, at least, that has now changed. The new state government in Queensland is showing increasing signs of recognising that investor owners of residential properties are a core part of the solution to the chronic rental shortage crisis.   The organisation that represents investment property owners, the Property Investment Professionals of Australia (or PIPA) recently held a business breakfast seminar in Brisbane and State Treasurer David Janetski accepted an invitation to attend and answer questions.   That in itself was a step forward for investors but also for tenants who rely on investors to provide rental homes – keeping in mind that well over 90% of all homes rented in Australia are provided by mum-and-dad investors, with government and big business providing very little.   Janetski pointed out that he and his colleagues were instrumental in preventing the previous Labor Government from implementing the nation's most draconian and onerous land tax.   And having taken office as the new Queensland government had already abolished stamp duty for first home buyers building new homes.   He told the PIPA audience: “It's important for the state to recognise the contribution that the property industry makes.”   He undertook to connect PIPA with Housing Minister Sam O'Connor to hear the industry's concerns about the imbalance between the rights of tenants and the rights of the property owners.   Janetski also pointed out that the new Government had reinstated the Property Consultative Committee, which had been axed by the previous government.    He said: “We are listening” and commented that the language from the previous government about investors and property managers was disrespectful.   PIPA president Nicola McDougall said: “That's all we are asking for – a seat at the table.”   During the event's Q & A, I pointed out to the State Treasurer that the average cost of the new house and land package was now approaching $1 million and over 40% of that was taxes fees and charges at the three levels of government. I asked what could be done about that.   He said he understood the concerns but he also had to balance the budget, against a background of a blowout in the cost of infrastructure projects, smaller GST revenue and reduced coal royalties.    The inference is that, while sympathetic, the Queensland Government is unlikely to take any major measures to relieve the tax burdens that are preventing the housing industry from fixing the housing crisis.   But I would ask the Queensland Treasurer to consider this: what would happen if Queensland was the only state to eliminate a major chunk of the taxation component of building new homes? What if building a new home became $200,000 cheaper in Queensland than everywhere else?   What would that do to the state economy and to the Queensland State Budget? And what would it do to home ownership in the Sunshine State?  

As Victoria's housing market continues to grapple with rising rents and dwindling rental stock, the Real Estate Institute of Victoria (REIV) has issued a timely and urgent plea: reduce the tax burden on rental providers and stop penalising those who are keeping the rental market afloat.  But instead of heeding the call, the Allan Labor Government is doing the opposite—hitting landlords, small business owners and short-stay providers with wave after wave of new or higher levies in a desperate bid to plug a $188 billion black hole in the State Budget. This week, the REIV released a submission ahead of the 2025–26 Victorian Budget urging major property tax reform.  Their request is simple but critical: reduce stamp duty and land tax for rental providers, create incentives for long-term leases, and rein in red tape that's pushing investors out of the market.  Their data shows the consequences of government inaction are already being felt. Between March and September 2024, Victoria lost 24,000 rental bonds. That's not a minor fluctuation—that's a mass investor exodus. And it's tenants who are victims. REIV CEO Kelly Ryan summed it up perfectly: “At the heart of our submission is the need to ensure a more balanced tax and regulatory regime that includes adequate incentives for rental providers.”  Ryan also called for alignment with international rental markets by supporting longer-term leases, which would benefit both renters and investors with added security and certainty. But while the REIV is offering sensible, balanced reform ideas, the Victorian government is proving once again that it's more interested in cash grabs than meaningful solutions.  Since 2023, we've seen an aggressive ratcheting up of land taxes, the introduction of new taxes, an ongoing expansion of compliance obligations, and now—another levy, this time under the guise of funding emergency services. From July, landlords will be hit with a higher version of the new Emergency Services and Volunteers Fund levy—effectively replacing the old Fire Services Levy but applying higher rates to landlords than to owner-occupiers.  This comes on top of the 7.5 per cent short-stay accommodation tax that began in January and a land tax regime that's already the most punitive in the country. The state's land tax threshold was quietly dropped from $300,000 to $50,000, dragging hundreds of thousands of everyday Victorians—including Airbnb hosts, home-based businesses and retirees—into the tax net for the first time.  These aren't major corporations. These are teachers renting a room on Airbnb, retirees running consulting businesses from a home study, and families listing a property while working overseas. According to tax experts at Mills Oakley, even earning just $30,000 from a garage-based side business can now trigger a tax bill that previously didn't exist. The State Revenue Office is retrospectively combing through tax records, hitting unsuspecting homeowners with bills going back five years.  This is not reform—it's a cash grab. And its brutal for ordinary people who are trying to find ways to pay their bills. And what's the government's response? Treasurer Jaclyn Symes—who insiders say had to be asked to avoid using “economic terms” in briefings because she “doesn't understand them”—has arrogantly stated that landlords “can afford to pay more.”  That's the level of economic sophistication we're working with. Look up the term “out of touch” and you'll see a photo of Jaclyn Symes. The real-world consequences are clear. Property investors are selling up, thereby reducing rental stock, and those who remain are compelled to pass on these increased costs to tenants.  As rental supply falls, prices climb. Some renters are now facing $200-a-week increases, according to Suburb Advice. And yet the Victorian Treasurer remains oblivious, insisting it's fair and necessary. Meanwhile, short-stay hosts and home-based business owners are also feeling the squeeze.  Luke Achterstraat from the Council of Small Business Organisations said: “This cynical ‘bottom of the barrel' approach to revenue raising will only punish mum and dads seeking to innovate and provide their families a living.” It's no surprise that Victoria has recorded a 12.8 per cent decline in rental stock over the last decade. Investor confidence has been shattered by a decade of anti-landlord policies, with no sign of relief on the horizon. What we're seeing now isn't just short-term economic mismanagement—it's a structural dismantling of the private rental market. The Allan Government talks a big game about affordability, supply and fairness, but their actions tell a very different story.  Every new tax, every additional compliance cost, and every ideological jab at rental providers pushes Victoria further from the housing targets outlined in its own Housing Statement.  

Australia's population grew by 1.8 per cent in the 12 months to September 2024, adding 484,000 people to the national headcount, according to the latest figures from the Australian Bureau of Statistics (ABS).  That puts our population at 27.3 million, with overseas migration once again leading the charge—albeit at a slower pace than earlier quarters. While the post-pandemic migration surge has moderated, we're still seeing 618,000 arrivals versus 238,000 departures, giving us a net overseas migration figure of 380,000.  This continues a tapering trend, but still marks a major contributor to the housing pressure being felt across the country. Western Australia led the states in population growth, rising 2.5 per cent. Victoria followed at 2.1 per cent and Queensland at 2.0 per cent. In contrast, Tasmania's population barely grew, increasing just 0.3 per cent over the same period. At the state level, New South Wales added 120,800 residents to reach 8.5 million, while Victoria added 146,700 to reach just over 7 million. Queensland's population climbed to 5.6 million, with 111,900 new residents over the year.  These increases represent real housing demand across all tenures: ownership, rental, and emergency accommodation. But while net overseas migration is slowing, a separate but related shift is gaining traction again: regional migration.  The Regional Australia Institute's (RAI) latest Regional Movers Index revealed that internal migration to regional areas, while slowing compared to the COVID boom, remains a long-term structural trend. The RMI shows a fourfold increase in migration from capital cities to places like Bendigo and Bunbury.  Sydneysiders still account for the bulk of outflows (59 per cent), although that share is falling. Melburnians, on the other hand, are rising—now making up 40 per cent of net capital outflows. Greater Geelong and Bendigo are the clear winners in Victoria. Bendigo, in particular, is surging off the charts, with a 63 per cent quarterly growth in migration and a fourfold increase year-on-year.  It's now second only to Bunbury in WA as the fastest-growing regional centre. And what happens when people move? House prices follow. Bunbury's median house price jumped 28 per cent in 2024—the highest growth of any WA regional centre. Geelong's rise in popularity is also pressuring housing stock and values. What this all signals is that the city-to-regional migration story isn't going away—it's simply evolving. And it's not just young professionals making the shift. According to new research from the Australian Housing and Urban Research Institute, older, wealthier Australians are leading the regional migration trend, motivated by lifestyle factors and affordability.  This shift has profound implications—not just for property values but for rental stress in areas traditionally considered affordable. Professor Nicole Gurran from the University of Sydney notes that regional migration creates a “ripple effect”—pushing up rents and home prices not only in high-growth towns but also in outlying areas as low-income earners are displaced. “Increased pressure on housing costs in the regions creates knock-on effects for affordability in neighbouring communities,” Gurran said. “It's especially critical that we ramp up investment in social and emergency housing to offset these shifts.” So what's the bottom line? Australia's housing supply continues to lag population growth. Migration—both international and domestic—remains a powerful driver of housing demand. And while big-city markets get the media spotlight, regional areas are where the most intense growth and pressure are now playing out. Investors, policymakers, and developers should be taking note: this isn't a COVID blip—it's a decade-long demographic realignment. Ignore it at your peril.  

  Australians who sell residential properties are achieving record profits, according to the latest Pain & Gain Report from CoreLogic. The median profit achieved by Australian vendors was $306,000 in the December quarter of 2024. That's the highest nominal gain recorded since the data-set began in the mid-1990s.  But behind the headline figure lies a more nuanced story—one where detached houses continue to deliver, while units in Sydney and Melbourne are still unwinding the damage of past planning mistakes. The report analysed 95,300 resales nationally over the quarter, with 95% of sellers booking a profit. For those 5% of re-sales that didn't make a profit, the median loss for unprofitable sales rising to $45,000, up from $40,000 in the prior quarter and above the five-year average. Still, the nominal gains from resale reached a whopping $35.6 billion in the December quarter— a little higher than the quarter before. As always, the devil is in the detail. Brisbane led the capitals with an astonishing 99.6% of resales achieving a profit. But Melbourne and Darwin lagged, with just 89.2% and 71.7% of sellers turning a gain, respectively. And the biggest culprit? Units in Sydney and Melbourne. These two cities alone accounted for 60% of all loss-making resales nationally, despite representing only 34% of total sales. Interestingly, over a third of loss-making sales in Q4 had hold periods of four years or less. One in four were sold within two to four years of purchase. “Short selling times can increase the risk of making a loss,” CoreLogic said—particularly if you've bought at the peak of a cycle and been forced to sell before values rebound. Yes, profits are strong on paper, but not everyone's winning. Unit investors in oversupplied markets — especially those who bought off-the-plan in the past —are still paying the price for speculative decisions made a decade ago.  And as always, property rewards the patient. Short hold periods, volatile lending policy, and poor asset selection will often be punished by the market.  

New research has confirmed one of the greatest scandals in Australian real estate – the reality that taxes and charges from the three levels of governments comprise between 40% and 50% of the cost of creating new homes. At a time when Australia is experiencing its greatest ever housing crisis - marked by shortages of homes, poor affordability, escalating rents and increasingly high construction costs - it's outrageous that anyone building a new house on a small block of land will be paying a huge percentage of the cost to government. Taxes, fees and charges make up almost 50% of the cost of a house-and-land package in Sydney. In Brisbane and Melbourne, it's between 40% and 45%. Recently published data from the ABS and the HIA show that the median price for a residential home site in our capital cities is now over $400,000 – but over $700,000 in Sydney. The average cost of building a basic house on that very small but expensive block of land is around $540,000, according to the official figures. Add those figures together. It means that the typical cost of a new house and land package in our cities is now around $950,000. It's getting scarily close to a million dollars. In Sydney it's already well over a million dollars. And if you're building that new house-and-land package in Sydney it's costing around $1.2 million and up to half of that is taxes, fees and charges from government. If you're building a new home in Melbourne or Brisbane, you're spending well over $900,000 and over $400,000 is going into government coffers. Think about that. If you eliminated the government impost component of a new house and land package, it would cost around $600,000 in our biggest city. Imagine being able to buy a brand new house in Sydney for $600,000.  In Brisbane it could be less than $500,000.  Remember those figures, next time you see politicians standing in front of television cameras claiming they care about the affordability problems and want to fix the housing crisis. Politicians have caused this crisis in myriad different ways and this is one of the biggest of all: they milk the housing industry for revenue and in doing so, they massively inflate the cost of creating new homes in this country. All three levels of government use housing as a cash cow and they're adding massively to the cost of new homes – to the point that young buyers can no longer afford to build their dream home.  

One of the many ways media misinforms Australian consumers is their misunderstanding of the difference between building approvals and actual construction of new dwellings. Right now, at a time when we have major dwelling shortages and construction costs are so incredibly high, there is a very important distinction between the number of dwelling approvals and the number of homes actually being built. The difference between the two is quite stark and it speaks to the biggest single problem amid the housing crisis – approvals often are not translating into actual construction of homes, because building costs are prohibitive and projects are simply not viable. The latest official figures portrayed a significant rise in the number of new housing approvals – and many in news media completely misrepresented what that meant. One headline by News Corp, the nation's biggest median organisation, shouted: Total housing construction reaches record high on new apartments The article began with: “The total value of new homes being built or homeowners making alternations hit a record high in January.” And that was all highly misleading. The ABS data, in fact, said there was a rise in approvals for new dwellings and for alterations and additions. ABS head of construction statistics Daniel Rossi said the total number of dwellings approved in January rose 6.3% to 16,579, following a 1.7% increase in December. Rossi said: that approvals for units and townhouses drove the overall rise, up 12.7%, to the highest level since December 2022. The journalist who wrote that inaccurate headline and introduction should have known better because the article quoted a senior AMP economist pointing out that there remained a big gap between building approvals and completions, and between the number of new homes and the annual target of 240,000. The Australian Financial Review made the same mistake with its headline: The development tide has turned on apartments AFR said: “Australia's apartment slump has passed the worst, after new figures showed approvals of new apartments, townhouses and semidetached homes turning positive on a yearly basis for the first time in almost 2 ½ years. The AFR quoted several economists at length, declaring that the worst was over and it augured well for the future in addressing the housing shortage. You have to wonder whether economists speak to anyone in the real world or just look at numbers on their computer screens. The reality is that approvals are almost meaningless – many approved developments are not proceeding because they are not financially viable. And that is because the costs of building are so high and buyers cannot or will not pay the price developers would have to charge for the end product. As HIA economist Maurcie Tapang said: “Despite modest improvements in housing approvals, Australia continues to face a significant shortfall in housing supply.” HIA is calling on the Federal Government in the lead-up to the Federal Election to help remove the barriers to new housing supply. And that includes the factors articulated in the recent report from the Productivity Commission, which noted that it's taking twice as long to produce new homes compared to 30 years ago. The commission said poor productivity was largely caused by bureaucratic red tape, cost impositions by government and high levels of taxation – which had rendered many approved projects too expensive to build.

When Cyclone Alfred was bearing down on southern Queensland and northern New South Wales, the impact on the property market was probably not high on the list of considerations for citizens of these areas.   But in the aftermath of this major weather event, there will be some thought given to how home values will be impacted by storm damage and floodwaters.   The reality is that Australian property markets typically show remarkable resilience in the face of natural disasters, whether they be cyclones, storms, floods, bushfires or periods of drought.   Locations with a history of major weather events somehow manage to shrug off those impacts and deliver strong price growth, usually after an initial short-term negative impact.   One of the locations affected by Cyclone Alfred was the nation's unluckiest town, Lismore. The northern NSW town has a history of floods from the Wilsons River, including two major events in 2022 including the record flood in February of that year.   Yet in the past 12 months Lismore house markets have shown remarkable recovery.   The median price for South Lismore fell from a peak of $460,000 around the time of the 2022 floods to a trough of $195,000 by the end of the year. But in the past 12 months, the median price has risen 26% to reach $330,000.   Central Lismore dropped from $575,000 to a trough of $320,000 – but following a remarkable 37% recovery in the past 12 months has reached $505,000 to recoup most of the value that was lost. Lismore Heights was less affected, with values today higher than at the time of the 2022 floods.   Gympie, on the Mary River a little north of the Sunshine Coast, has a history of big floods, including a record event in February 2022. But that most recent disaster caused only a minor pause in the growth of Gympie house prices – with its median price rising 11% to $540,000 in the past 12 months (compared to $310,000 four years ago).   Townsville in the tropical north of Queensland has a history of cyclones and floods, including a major event in 2019 and recent floods in January-February. Yet it has been one of Australia's busiest markets and a national leader on price growth in the past two years.   Houses are selling is less than two weeks and in the past 12 months most Townsville suburbs have recorded median price rises well above 20%, including some like Garbutt (up 36%) and Rasmussen (33%) lifting more than 30%. Townsville suburbs have averaged price growth of 12-15% per year over the past five years.   And of course Brisbane, built on a flood plain, has a considerable track record of floods but continues to deliver price growth. Its median prices rose 10% for houses and 14% for units in the past 12 months, with the median house price now approaching $1 million – well above Melbourne and topped only by Sydney.  

One of the many ways media misinforms Australian consumers is their misunderstanding of the difference between building approvals and actual construction of new dwellings. Right now, at a time when we have major dwelling shortages and construction costs are so incredibly high, there is a very important distinction between the number of dwelling approvals and the number of homes actually being built. The difference between the two is quite stark and it speaks to the biggest single problem amid the housing crisis – approvals often are not translating into actual construction of homes, because building costs are prohibitive and projects are simply not viable. The latest official figures portrayed a significant rise in the number of new housing approvals – and many in news media completely misrepresented what that meant. One headline by News Corp, the nation's biggest median organisation, shouted: Total housing construction reaches record high on new apartments The article began with: “The total value of new homes being built or homeowners making alternations hit a record high in January.”   And that was all highly misleading.   The ABS data, in fact, said there was a rise in approvals for new dwellings and for alterations and additions. ABS head of construction statistics Daniel Rossi said the total number of dwellings approved in January rose 6.3% to 16,579, following a 1.7% increase in December.   Rossi said: that approvals for units and townhouses drove the overall rise, up 12.7%, to the highest level since December 2022.   The journalist who wrote that inaccurate headline and introduction should have known better because the article quoted a senior AMP economist pointing out that there remained a big gap between building approvals and completions, and between the number of new homes and the annual target of 240,000.   The Australian Financial Review made the same mistake with its headline:   The development tide has turned on apartments   AFR said: “Australia's apartment slump has passed the worst, after new figures showed approvals of new apartments, townhouses and semidetached homes turning positive on a yearly basis for the first time in almost 2 ½ years.   The AFR quoted several economists at length, declaring that the worst was over and it augured well for the future in addressing the housing shortage.   You have to wonder whether economists speak to anyone in the real world or just look at numbers on their computer screens.   The reality is that approvals are almost meaningless – many approved developments are not proceeding because they are not financially viable.   And that is because the costs of building are so high and buyers cannot or will not pay the price developers would have to charge for the end product.   As HIA economist Maurcie Tapang said: “Despite modest improvements in housing approvals, Australia continues to face a significant shortfall in housing supply.”   HIA is calling on the Federal Government in the lead-up to the Federal Election to help remove the barriers to new housing supply.   And that includes the factors articulated in the recent report from the Productivity Commission, which noted that it's taking twice as long to produce new homes compared to 30 years ago.   The commission said poor productivity was largely caused by bureaucratic red tape, cost impositions by government and high levels of taxation – which had rendered many approved projects too expensive to build.