Local Property Report 2026
CEO Insight. As we step into 2026, it’s a great time to reflect on the trends shaping the Australian property market over the past year and what we can expect in the months ahead. 2025 was a year of recalibration. Market conditions began to stabilise. Buyers regained confidence, enquiry levels lifted and transactions that had previously been deferred moved forward. Sellers responded to the improved sentiment with increased activity, particularly in the second half of the year. Across our network, the market shifted toward more balanced conditions, with metropolitan areas recording steady turnover largely driven by owneroccupiers, while regional and coastal areas continued to attract high-quality buyers focused on lifestyle and long-term value. Across price points and locations, the common thread was a return of confidence in the decision-making process, enabling buyers and sellers to act with clarity and purpose. Spring 2025 again highlighted the market’s cyclical nature. Listing volumes increased compared with prior seasons, while buyer engagement remained solid. Agents across Belle Property, Acton | Belle Property and Hockingstuart reported strong competition for well-presented homes, reinforcing the importance of preparation, transparency and clear strategy in achieving strong outcomes. The year also marked the successful launch of First to see, our digital marketing initiative designed to provide buyers with early access to new listings. The platform quickly gained traction, increasing enquiry and creating early momentum ahead of public campaigns. For buyers, it streamlined the search process; for sellers, it delivered immediate exposure NICK BOYD BELLE PROPERTY, HOCKINGSTUART & ACTON | BELLE PROPERTY to a qualified and engaged audience. Looking ahead to 2026, the fundamentals are encouraging. Housing affordability and supply will remain central to the national conversation, particularly as policy settings around CGT continue to evolve. While interest rate movements will remain a key consideration, buyer confidence has proven resilient. The past year has reinforced an important principle: the real estate market is as much about process as it is about price. The best agents combine market knowledge with a disciplined approach to campaign strategy, bridging the gap between seller expectations and buyer needs. As we move through 2026, our focus remains on delivering exceptional results, leveraging innovation like First to see, and ensuring our clients experience a seamless, transparent and successful property journey. Our teams are well-positioned to guide clients with expertise, honesty and strategic insight, helping them navigate the market with confidence and clarity. With confidence continuing, supply improving, and buyer engagement rising, we enter 2026 with optimism and momentum. It promises to be an exciting year for our clients, our teams and the wider Belle Property, Hockingstuart and Acton | Belle Property network. Front Cover: 27 Norwood Grove, Toorak Gardens, SA
Discover it with First to see. First to see gives you exclusive early access to exceptional properties before they reach the wider market. Gain priority access to new listings, allowing you to arrange inspections and make offers sooner. With fewer buyers competing, you have a clear advantage in securing your dream home. Register and be the first to know when a property matching your criteria becomes available. 51 Beach Road, Collaroy NSW Scan the QR code to register.
Economic snapshot. The economic narrative has completely changed over the past six months, with the data suggesting that the economy is improving with more momentum than most (including the RBA) expected only a few months ago. If we think back to August 2025, confidence was building that the battle against inflation had more or less been won, and despite a recovery in household incomes, consumer spending and business conditions remained subdued. We entered FY26 with the hope that the recovery in household financial conditions would support a lift in business activity in the new year, but there were few clear signs in the data at that point. Since then, the run of data has gone from strength to strength. Households, after pulling back from discretionary spending, have bounced back. Business conditions and profitability have improved back in line with long-run levels. Meanwhile, the housing market gradually built momentum in 2025, with capital city residential property prices growing by 8.3%. But with this momentum comes the question of capacity, and whether demand in the economy still exceeds supply. Inflation data in January confirmed this is the case, accelerating through the second half of last year. Annual core inflation in 2025 was 3.4%. Inflation is moving away from the RBA’s 2.5% long-term goal, and their February forecasts show it reaching 3.7% in June 2026, well above where they had forecast in August last year. This is why the RBA has commenced hiking and why the market expects more to come. With private sector momentum building and no clear path for inflation to return to 2.5%, we expect the RBA to unwind the 75bp of cuts delivered in 2025 throughout 2026. This started at their February Senior Economist at Judo Bank Matt De Pasquale meeting, and will likely be continued in May and August. The risk however is for a greater and quicker increase in the cash rate. How these rate changes are likely to impact the property market is open to debate, particularly given the structural shortage of housing in Australia. Our expectation is that residential property prices will broadly remain unchanged this year. Certain markets will likely see more pronounced decline, driven from a rapid slowdown in investor activity from higher funding costs and tighter credit conditions. This would likely play out in the states and territories that have experienced elevated investor activity over the past year or so (NT, WA, SA & QLD). Investors are historically more sensitive to changes in mortgage rates and tend to react more quickly than owner-occupiers. Owner-occupier stress stemming from these rate rises is likely to be less pronounced than the sharp nominal tightening period of 2022–23. Real household incomes have improved, and households, on average, continued making extra mortgage repayments during the 2025 easing cycle. Overall softness in property price growth from these predicted rate rises however will likely be limited by both ongoing strength in labour markets and the significant dwelling shortfall in supply with approvals continuing to fall short of National Housing Accord targets. Source:Bloomberg, RBA, Judo Bank www.judo.bank
The Belle Property, Hockingstuart and Acton | Belle Property brands are trusted names across the country, with more than 200 offices operating in select lifestyle locations across New South Wales, Victoria, Queensland, South Australia, Western Australia, Australian Capital Territory and Tasmania. Our full-service agencies apply the same level of commitment and attention to detail to all properties, whether it’s a simple studio or a multi-million-dollar residence. While we may be spread across different regions, all our offices and dedicated real estate agents are united by a shared set of values: honesty, respect, openness, integrity and professionalism. Our connected network of offices gives us access to a national database of over 3 million property seekers, bespoke marketing resources and exclusive supplier partnerships. This powerful combination helps us maximise buyer interest, increase competition and deliver exceptional sales outcomes for our clients. Across the network, strategically aligned office clusters also allow us to better service specific regions, sharing insights, buyer demand and opportunities to achieve the best results for our clients. Our global network of real estate and media partners, including Leading Real Estate Companies of the World, Luxury Portfolio International and James Edition, enable us to deliver sophisticated customer experiences, unlock unique opportunities and provide premium services that consistently achieve superior results across any market. Our network. Our connected reach.
We know local. Carlingford As one of Carlingford's leading real estate agents, Thomas Perram has built a reputation backed by a consistently strong sales performance and a genuine client‑first approach. With an outstanding 5.0 rating from 137 client reviews, he is praised for his professionalism, negotiation skills, and suburb‑specific knowledge; qualities that have also positioned him as Carlingford's #1 ranked agent over the past 24 months. Supported by a high‑performing team, Thomas delivers tailored sales strategies driven by a detailed understanding of buyer behaviour in the local market. In a market that has shown steady resilience and modest growth, with the median Carlingford house price at $2,208,888, up 1.8% year‑on‑year and supported by 228 house sales, strong demand is evident-reflected in an average 29 days on market and more than 2,400 active buyers. Against this backdrop, Thomas not only outperforms the wider market but sets a benchmark: achieving an impressive $2.3M average house sale price compared to the suburb's $2.2M, selling properties in a faster 24‑day median timeframe versus the market's 29 days, and completing 24 Carlingford house sales, representing over 10% market share. This means Thomas has met-and knows-the majority of buyers active in your marketplace, giving his clients a significant strategic advantage. (realestate.com.au & domain.com.au March 2026)
9 Maismonde Place, Carlingford $3,800,000 5 a 4 b 3 c Belle Property results. 24 Average days on market $2.3m Average house price $92.4m Total sales value (12 months) Belle Property Beecroft | Carlingford | 02 7906 2925 20 Miamba Avenue, Carlingford $2,590,000 5 a 3 b 2 c1 Z 82 Bradley Drive, Carlingford $2,398,888 3 a 2 b 1 c1 Z 29 Tamboy Avenue, Carlingford $2,730,000 4 a 3 b 2 c1 Z 151 Balaka Drive, Carlingford $2,525,000 4 a 2 b 2 c 43 Lesley Avenue, Carlingford $2,325,000 3 a 2 b 2 c1 Z 39 Imlay Avenue, Carlingford $2,700,000 5 a 2 b 2 c1 Z 26 Carmen Drive, Carlingford $2,450,000 4 a 2 b 2 c 20 Arcadian Circuit, Carlingford $2,365,000 3 a 1 b 1 c1 Z
Expertise you can trust. belleproperty.com Thomas Perram | 0411 081 922 Belle Property Beecroft | Carlingford 02 7906 2925
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