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H OUSING VALU e S b LOO m AH e AD OF WHAt IS LIK e LY
Cotality’s national Home Value Index (HVI) rose 0.7% in August, the strongest month on month gain since May last year. The result pushed the annual change higher for the second month in a row, to 4.1%.
The growth cycle has been gradually building momentum since the February rate cut, with buyer demand spurred by a lift in borrowing capacity, real wages growth, rising confidence and what is likely to be a growing sense of urgency as advertised stock levels remain tight.
“Once again we are seeing a clear mismatch between available supply and demonstrated demand placing upwards pressure on housing values”, said Cotality Australia’s research director, Tim Lawless.
“The annual trend in estimated home sales is up two percent on last year and tracking almost 4% above the
previous five-year average. At the same time, advertised supply levels remain about -20% below average for this time of the year.”
VENDORS ARE IN A STRONG POSITION AS WE HEAD INTO SPRING.
Tim Lawless Cotality Australia, Research Director
VENDORS ARE IN A STRONG POSITION AS WE HEAD INTO SPRING.
Auction clearance rates rose to 70% in late August, the highest since February last year, and competition amongst sellers is relatively mild amid such low advertised stock levels.
“We are starting to see the usual start of spring upswing in new listings coming to market, but from a low base,” Mr. Lawless said.
Image: by Cotality
“A pick up in the flow of stock coming to market through spring will be good news for buyers who generally have limited choice at the moment,” Mr. Lawless said.
While housing values are rising across most regions, the pace of growth remains modest relative to recent upswings. During the pandemic, the monthly change in the national index peaked at 3.1% in March 2021, and the upswing commencing in early 2023 climbed quite rapidly, reaching a 1.3% high in May 2023.
“I would be surprised if we saw the monthly rate of change in the national HVI getting anywhere near these earlier cyclical peaks, given how stretched housing affordability has become,” Mr. Lawless added.
“What is more likely is that home values will rise at a more sustainable pace, with demand dampened by affordability constraints, more normal rates of population growth and cautious lending policy.
While interest rates are falling, the cash rate is still 350 basis points higher than the 0.1% low that underpinned growth in the pandemic.”
The growth trend remains geographically broad-based with almost every region recording a rise in values over the month. Tasmania remains the exception, with Hobart values down -0.2% over the month.
The mid-sized capitals are once again leading the growth trend, with Brisbane (+1.2%) and Perth (+1.1%) recording the highest
monthly gains. Adelaide wasn’t far behind with a 0.9% lift in values.
Darwin has also recorded a solid gain, with a 1.0% rise in August, taking values 10.8% higher through the first eight months of the year, by far the highest year-to-date gain across the capital cities.
“It seems that investors are willing to look through the volatile history of Darwin housing trends, with investors attracted to the low price points and high yields. Lending to this segment has more than doubled over the past year,” Mr. Lawless said. “Additionally, listings are extraordinarily low, down about 50% on the five-year average.”
Image:
by Cotality
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W HY A DISCOUN t F r O m b UY er ’S AG e N t S COULD be A re D FLAG
BY CHRIS GRAY, CEO, YOUR EMPIRE
Negotiation is part of human nature. From ancient marketplaces to modern real estate deals, bargaining has always been expected. When you’re buying property, negotiating with the selling agent makes perfect sense. But when it comes to negotiating down your buyer’s agent’s fee, what looks like a saving up front may actually cost you much more in the long run.
WHY CLIENTS ASK FOR DISCOUNTS
It’s not unusual for prospective clients to ask whether buyer’s agent fees are negotiable. Usually, the motivation falls into one of three categories:
• The fee sounds like a lot of money on top of the property purchase.
• They’ve seen other buyer’s agents offering cheaper rates.
• They believe they can buy property themselves and don’t see the value.
All of these are fair questions, and they often come from a place of caution. Property is one of the
biggest financial commitments people ever make, so naturally they want to scrutinise every cost.
WHAT A DISCOUNT SIGNALS AbOUT NEGOTIATION SKILLS
Here’s the paradox: if a buyer’s agent folds easily on their own fee, what does that say about their ability to negotiate on your behalf? Property deals involve experienced selling agents who negotiate for a living. If you can out-negotiate your buyer’s agent before the process even begins, will they really hold firm when it comes to saving you
tens of thousands of dollars on a million-dollar purchase?
This isn’t about whether you “won” a small fee reduction. It’s about whether you can trust your agent to get you the best possible deal on the property itself.
THE COST VS VALUE EQUATION
Let’s look at a simple example. Suppose you save $6,000 by choosing a buyer’s agent who agreed to a 0.5% discount on their fee for a $1.2 million purchase. That feels good upfront.
But how do you know $1.2 million is the right price in the first place?
What if the buyer’s agent convinced you to pay $1.25 million, pointing to a few “comparable” sales that don’t really stack up? Would you know if you’d just overpaid by $50,000?
That’s where due diligence makes all the difference. At Your Empire, for instance, we insist on getting
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independe nt valuations to ensure we’re paying a conservative figure. Because once a property goes to auction, that same $1.2 million valuation can easily stretch 5% to 10% higher.
On a $1.2 million home, that could be an extra $60,000 to $120,000 – far more than the few thousand dollars someone might have “saved” by negotiating down their agent’s fee. They often justify the price saying “I only paid $1,000 more than the next bidder”.
WHAT A SKILLED NEGOTIATOR REALLY DELIVERS
An experienced buyer’s agent brings more than just fee justification. They:
• Negotiate firmly and strategically to secure the best possible price.
• Maintain long-term relationships with selling agents, opening doors to off-market opportunities.
• Know how to balance holding ground with knowing when to move, ensuring clients don’t overpay or miss out unnecessarily.
In other words, the upfront cost is only part of the story. The real value lies in the outcome of the property transaction and the compounding financial effect over many years.
WHY “CHEAP” CAN bE EXPENSIVE
Discounting is often a sign of inexperience. Agents who lack track record, networks, or confidence in their own value may feel pressured to compete on price. But in doing so, they may expose clients to far greater losses later.
A strong negotiator demonstrates their value by holding firm, explaining their fee structure, and showing you how they can deliver returns many times over. That doesn’t just save money – it builds trust.
FINAL TAKEAWAY
In property, as in life, the key question is always cost versus value. Cost is what you pay today. Value is what you get over the long term.
A buyer’s agent who discounts easily might appear cheaper at first glance, but could cost you far more in inflated purchase prices, lost opportunities, and higher long-term financing. A skilled negotiator, on
the other hand, may justify their fee many times over – and help you secure not just a property, but the right property, at the right price.
At Your Empire, we believe in proving value with every purchase. That’s why we focus on buying at valuation price – even in booming markets where auctions often drive properties 5-10% higher. If you’d like to explore how that works in practice, get in touch and we’ll walk you through it.
A b OUT THE CONTRI b UTOR
Chris Gray is CEO of Your Empire, a buyers’ agency that buys homes and investments for time-poor professionals – searching, negotiating, renovating and managing property on their behalf. Chris has spent over 10 years as the host of ‘Your Property Empire’ on Sky News Business channel, where he’s interviewed various heads of property research companies and major industry figures. Chris is a qualified accountant, buyers’ agent and mortgage broker. For more information, visit www.yourempire.com.au and follow Chris on Facebook: @ChrisGraySydney
Image: Alex Tyson on Unsplash
S m ALL bACKYA r D,
b IG I mpAC t :
b UDG et-F r I e NDLY St YLING HACKS
FO r S pr ING 2025
As winter winds down, Aussies are looking to transform their backyards into vibrant retreats ready for spring.
Recent data from realestate.com.au shows an evolving shift: more people are prioritising lifestyle, community and entertaining from home.
With entertaining at home on the rise, demand is growing for clever, budget-friendly outdoor styling hacks.
From compact bistro settings to colourful planters and space-saving storage benches, even the smallest yards can be styled to feel bigger and more welcoming.
THE NEW SOCIAL HUb
As lifestyles have changed, Australians have increasingly gravitated towards their backyards.
Recent research from realestate. com.au, which surveyed potential Australian buyers of new homes, showed a growing trend of “host hoods” – community-centric homes designed to make hosting easier. The data suggested that within five years, more Australians will aspire to a home-based lifestyle, with 46% of respondents saying they expect to spend more time at home.
For many buyers, this means prioritising properties with versatile spaces that make hosting friends, family and neighbours effortless.
When it comes to styling, this means maximising space. This is good news, as it also means less spent on elaborate landscaping. Keep the greenery to the edges and focus on having usable space that can accommodate a crowd.
HACKS FOR MAXIMISING YOUR SPRING bACKYARD
When styling a backyard – particularly a smaller one – it helps to start with a clear plan. Think about how you will use the space most often. Will it be for dining, lounging or entertaining?
Decide on a focal area, then layer in functional pieces and decorative touches that suit that use.
Here are some hacks to try when styling your backyard.
CHOOSE FURNITURE WISELY
In smaller outdoor areas, furniture that serves more than one purpose is key.
Compact bistro sets – available at stores such as Bunnings – are ideal for smaller patios or even apartment balconies.
Outdoor storage benches can be another smart investment, offering a place to tuck away cushions and throws while providing extra seating. You can find options at IKEA, Bunnings and Fantastic Furniture in various styles.
When choosing outdoor furniture, prioritise materials designed to withstand the harsh summer sun and any unpredictable weather.
LAYER GREENERY FOR INSTANT IMPACT
You don’t need major landscaping to create a lush and inviting backyard.
Strategic plant placement can add colour, texture and depth to a small space.
Consider ceramic pots from stores such as Kmart or Target for a pop of colour or a decorative touch.
You can also arrange your plants in layers with tall plants in corners, shrubs along fences or walls and hanging plants on high ledges or shelves.
This approach maximises greenery without taking up too much floor space.
PLAY WITH LIGHT AND SHADOW
Lighting can transform your backyard from daytime retreat to evening entertainer.
Solar string lights – widely available from home and hardware stores – draped across fences, pergolas or tree branches create a warm, inviting glow.
For added dimension, you can opt for solar lanterns or candles to
highlight certain plants or areas of the backyard. This not only sets a mood but also extends the hours you can enjoy your outdoor space.
A LIFESTYLE INVESTMENT
A thoughtfully styled outdoor space can extend your home’s living area and encourage more time spent connecting with friends, family and neighbours.
With spring’s longer days and warmer weather, it’s an ideal time to experiment. By combining budget-friendly choices with a clear vision, even the smallest backyard can deliver a significant lifestyle return.
Vivien Topalovic Property Journalist 26 Aug 2025, 4:55pm Realestate.com.au
t H e S pr ING
m AIN te NANC e
GUID e FO r e V erY LANDLO r D
SPRING IS THE SEASON TO GET AHEAD
As winter winds down and spring approaches, now is the perfect time for landlords to get ahead of seasonal maintenance. A well-maintained property not only protects your investment but also improves tenant satisfaction, reduces the risk of unexpected repairs, and helps maintain long-term rental income.
Whether you self-manage or work with a property manager, this guide covers the must-do tasks every landlord should consider in the lead-up to spring.
CHECK ROOFS, GUTTERS AND DRAINAGE
Winter often leaves behind clogged gutters and roof debris. With heavier rainfall common in many parts of Australia during spring, ensuring your property’s drainage system is clear and functioning properly is critical.
Inspect for cracked tiles, rusted gutters, and blocked downpipes. If left unchecked, these issues can lead to leaks or costly water damage.
Tip: Book a professional roof and gutter clean before the first
major spring rainfall to avoid last-minute callouts and prevent overflow issues.
SERVICE HEATING AND COOLING SYSTEMS
With warmer days just around the corner, now is the ideal time to service air conditioning units or split systems. Clean filters, check performance, and ensure everything is running efficiently.
Not only does this extend the lifespan of the unit, it also ensures your tenants are not left without cooling when they need it most.
Tip: Keep records of all servicing. It is helpful for warranty claims and shows tenants that the property is being cared for proactively.
INSPECT OUTDOOR AREAS AND GARDENS
Spring is the season when outdoor spaces start getting used again. Check fences, gates, decks, and patios for damage or wear. Remove any debris, sweep pathways, and trim overgrown hedges.
A neat outdoor space adds value to the property and gives tenants more reas on to stay long term.
Tip: Consider adding low-maintenance native plants or mulch to improve visual appeal and reduce upkeep.
TEST SMOKE ALARMS AND SAFETY COMPLIANCE
Spring is a timely reminder to double-check that your property meets all state safety regulations. That includes working smoke alarms, secure locks, and adequate lighting.
Most states in Australia now require annual smoke alarm checks by a qualified technician. If this has not been scheduled yet, make it a priority this month.
Tip: Tenants appreciate visible commitment to safety. Include a short message in your next inspection report or email to reassure them these checks are being done.
ADDRESS MINOR REPAIRS bEFORE THEY ESCALATE
That sticky sliding door, flickering light, or cracked tile might seem minor now, but small issues often grow into bigger problems if left unattended. Use the change in season as a prompt to fix lingering maintenance items before they become tenant complaints or e mergency repairs.
Tip: Create a simple seasonal checklist or ask your property manager to include a spring maintenance round-up in their routine inspection.
KEEP COMMUNICATION OPEN
Spring maintenance is a great opportunity to touch base with your tenants. A quick email or note letting them know what is being scheduled or asking if they have noticed anything needing attention can go a long way.
This kind of proactive communication strengthens the landlord-tenant relationship and can help you stay ahead of issues.
A Season of Renewal for Your Investment
Spring is all about fresh starts, and your rental property is no exception. By staying on top of seasonal maintenance, you will protect your asset, support tenant satisfaction, and avoid unnecessary costs down the track.
Whether you are a seasoned investor or managing your first rental, a little preparation this month can go a long way in setting up a smoother, more profitable season ahead.
tHe rISe OF WALKAbLe
SUbUrbS: WHY bUYerS
A re pr IO r I t ISING LIF e S t YL e OV er
A NEW KIND OF LOCATION, LOCATION, LOCATION
The real estate mantra may still be “location, location, location,” but what that means is evolving. For decades, prestige postcodes and proximity to CBDs dominated buyer wishlists. But in 2025, a new kind of location is rising in priority: walkable suburbs.
Today’s buyers are rethinking what really matters. Convenience, liveability, and connection to local amenity are outpacing old ideas of status. As Australians look to reduce commuting, embrace community, and live more sustainably, suburbs with walkable access to daily essentials are seeing a surge in
dem and even when they sit outside the “traditional” hotspots.
What Makes a Suburb Walkable?
Walkability isn’t just about pretty footpaths. It refers to how easily residents can access the things they need day to day without relying on a car. That could include:
• Grocery shops or weekend markets
• Local cafés and restaurants
• Schools and childcare
• Parks, green space and recreational paths
• Medical centres and pharmacies
• Public transport links
A walkable suburb creates lifestyle convenience, allowing residents to live, shop, exercise, and
socialise all within their immediate neighbourhood.
WHY bUYERS ARE MAKING THE SWITCH
Several shifts are influencing this change in buyer behaviour:
1. Lifestyle After Lockdown
Post-COVID living reshaped what Australians value in a home. Localised living became a necessity, and it stuck. Buyers now seek suburbs where they can enjoy daily life without long travel times or heavy traffic.
2. Time and Cost of Commuting
With fuel prices still high and flexible working models continuing, many buyers are questioning
Image: Macourt Media on Unsplash
the need for proximity to CBDs. Walkable suburbs offer more time at home and less time in transit.
3. Community and Belonging
Local living encourages stronger community ties. Suburbs with walkable cafés, dog parks, and community events often create a more connected, neighbourly feel,
somethin g buyers are craving in a post-pandemic world.
THE FLOW-ON EFFECT: WHAT IT MEANS FOR SELLERS AND INVESTORS
As demand rises for these lifestyle-driven locations, we’re seeing property values lift in
previously overlooked suburbs that tick the right boxes for convenience and connection. For sellers, this means properties in high-walkability areas can attract premium buyer interest even without luxury finishes.
For investors, choosing locations with established or planned walkability features can lead to stronger tenant demand, better retention, and future capital growth as the suburb matures.
EXAMPLES OF IN-DEMAND WALKAbLE SUbURb S
Every state has emerging walkable pockets, often where high-density housing meets strong local planning. Think:
• Inner-ring suburbs with revamped high streets
• Transit-oriented developments near light rail or train lines
• Coastal villages with local shops and schools
Growth corridors where council investment is focused on infrastructure and amenity
Buyers are doing their research, not just on listings, but on lifestyle maps, school catchments, and walking scores.
A Shift in What Buyers Really Want
In 2025, prestige alone no longer drives the market. Buyers are placing greater value on how a suburb feels and functions, not just what it costs. Walkability, lifestyle access, and local vibrancy are fast becoming the new north star for property seekers across Australia.
If you're preparing to sell, highlight your suburb’s lifestyle benefits. And if you're buying? Don’t just chase the postcode, look for the places that let you live well, every day.
