Australia weekly property market report - week ending 16 August 2026

Australia’s auction market remained subdued over the weekend ending Sunday, 16 August 2026, but there were signs that conditions may be stabilising after the sharper deterioration seen earlier in winter.

This Australia weekly property market report shows a market that remains challenging for sellers but is far from inactive. Buyers are being more disciplined with price, good homes continue to sell, and vendors are increasingly adjusting their expectations to reflect tighter borrowing conditions.

The national weekend auction market recorded an average clearance rate of approximately 51.8%, up marginally from 50.3% a week earlier but well below the 73.5% recorded at the same time last year.

Melbourne recorded approximately 570 scheduled auctions and a 59.2% clearance rate, while Sydney recorded 561 auctions and a 58.5% clearance rate in My Housing Market’s weekend dataset. Brisbane remained considerably weaker at 29.5%, Adelaide recorded 52.9%, and Canberra improved to 58.9%.

The Reserve Bank of Australia also left the cash rate unchanged at 4.35% on 11 August, providing some immediate relief after three rate increases earlier in 2026.

Taken together, the numbers point to a more balanced property market rather than the beginning of another boom. Buyers remain cautious, but quality properties are still selling, while lower auction volumes are helping well-positioned homes attract attention.

Australia’s weekly property market snapshot

The Australia weekly property market report shows clear differences between the major capital-city markets.

REIV figures available when this report was originally prepared showed 332 reported auctions, a 70% clearance rate, 231 sales and 101 passed-in properties. 

Of those sales, 167 occurred under the hammer and 64 before auction. REIV reported $245 million in auction sales, with a median of $1.1 million for houses and $715,000 for units.

REA Group reporting provided another view of the Victorian market, showing that 54.4% of 443 Victorian auction results collected on Saturday were sales.

Separate industry reporting also indicated weak investor participation, with Ray White data showing investors accounting for 16% of auction buyers while landlords represented 30.5% of vendors.

Why auction clearance rates can differ

Different auction providers can publish different clearance rates for the same weekend.

That does not necessarily mean the figures contradict each other.

CoreLogic is now known as Cotality. Its latest completed final release for the week ending 9 August showed the combined capital-city final clearance rate rising to a 12-week high of 51.4%.

The final Cotality results for the current weekend had not yet been published at the time this Monday report was originally prepared, so the analysis uses the available preliminary and reported results.

REIV’s 70% Victorian clearance rate, for example, was calculated from 332 reported auctions. Another 249 auctions remained unreported, with 25 withdrawals and nine postponements.

Domain reported a preliminary Sydney clearance rate of 53%, based on 340 reported outcomes from 561 scheduled auctions. There were 180 sales, 106 withdrawals and 54 pass-ins, with a reported median of $1.65 million.

The practical lesson is not to rely on one headline percentage.

Anyone comparing auction clearance rates Australia should also consider auction volumes, passed-in stock, withdrawals, sales before auction and achieved prices. Together, these indicators provide a more useful picture of the Australian housing market.

Melbourne property market and auction results

The Melbourne property market remained relatively resilient during the week despite easing from the stronger result recorded one week earlier.

My Housing Market recorded a 59.2% clearance rate from 570 scheduled auctions, down from 64.2% the previous week and well below the 74.8% recorded during the equivalent week last year.

These Melbourne auction results suggest conditions have improved from the particularly weak period experienced during June and early July, although Melbourne has not returned to a strong seller’s market.

REIV produced a stronger headline result of 70%, but the underlying figures are equally important.

There were 101 passed-in properties among the 332 reported auctions, along with a further 25 withdrawals.

Negotiation therefore remains a major part of the Melbourne property market.

Buyer demand across Melbourne

The unit market is also worth watching.

Lower purchase prices are helping apartments and units attract buyers whose borrowing capacity has been reduced by higher interest rates. Downsizers and first-home buyers are also competing for well-located, low-maintenance properties.

Performance varied considerably across Melbourne.

The North East recorded a 70.7% clearance rate, followed by Inner Urban at 64.3% and the South East at 63.6%. 

The Inner East recorded only 43.9%, despite its premium reputation.

It is a useful reminder that expensive areas are not automatically the strongest.

Borrowing-capacity constraints can affect higher-priced markets more heavily because buyers require larger loans. Premium purchasers may also have more freedom to delay a purchase if the right property or price is not available.

Melbourne’s northern and northeastern suburbs, where entry prices are generally lower, continue to benefit from first-home buyer and owner-occupier demand.

Notable Melbourne sales

The highest reported Melbourne auction result for the week was 6–8 Parker Street, Clayton, which sold for $2.72 million.

Other significant sales included:

• 137 Beach Road, Sandringham — $2.45 million
• 7 Kirstina Road, Glen Waverley — $2.408 million
• 83 Linacre Road, Hampton — $2.4 million
• 45 Clarinda Road, Essendon — $2.375 million

REIV’s reported results also placed 137 Beach Road, Sandringham, among the leading sales, followed by properties in Glen Waverley, Hampton, Essendon and Surrey Hills that sold above $2.3 million.

At the more affordable end, REIV recorded a Kalkallo house selling for $425,000 and a Melton South property at $536,000.

The range of Melbourne auction results highlights just how segmented the market has become.

Premium property can still sell strongly where the home is genuinely desirable, while lower-priced family housing benefits from a larger potential buyer pool.

For owners considering selling, Ham Kerr provides further information on property sales in Melbourne.

For Melbourne property investment decisions, the city-wide figures are only the starting point. Purchase price, rental demand, financing costs and the individual property all need to be considered together.

Sydney property market and auction results

The Sydney housing market improved during the week but remained significantly weaker than it was a year ago.

My Housing Market recorded 561 auctions and a 58.5% clearance rate, compared with 54.4% the previous week and 80.1% one year earlier.

Domain’s preliminary Sydney auction results were lower at 53%, based on 340 reported outcomes.

Of those results:

• 180 properties sold
• 106 were withdrawn
• 54 passed in

The volume of withdrawals and pass-ins is important because it shows that a meaningful proportion of sellers are still not reaching an agreement with buyers.

Sydney’s auction median also remained considerably higher than Melbourne’s.

My Housing Market reported a median house price of $1.865 million, while units recorded $1.007 million. Domain’s combined median was $1.65 million.

Performance also differed sharply by region.

The Inner West recorded the strongest result at 74.1%, followed by the Lower North at 71%. The Northern Beaches recorded only 30.8%.

The standout transaction was a five-bedroom home at 3 Augusta Street, Strathfield, which sold for $9.15 million.

Other major sales included $6.2 million in Marsfield and $6.1 million in Balmain East.

The Sydney housing market is therefore highly segmented.

Quality homes can still achieve exceptional prices, but the large gap between current Sydney auction results and last year’s clearance rate confirms that buyers generally have greater leverage.

Affordability remains a major constraint, particularly in a market where higher property values often require substantially larger loans.

Brisbane, Adelaide, Canberra and Perth property markets

Conditions outside Melbourne and Sydney remained mixed, reinforcing why a national headline can only tell part of the story.

Brisbane property market

The Brisbane property market remained Australia’s weakest major auction market during the week.

Only 29.5% of 138 scheduled auctions cleared, compared with 26.4% the previous week and 51.6% during the corresponding week last year.

The figure needs to be interpreted in the context of Brisbane’s predominantly private-treaty market.

Auctions account for a much smaller proportion of property transactions than they do in Melbourne and Sydney.

Even so, a clearance rate below 30% indicates that many auction vendors are struggling to generate enough competitive tension to secure a sale under the hammer.

The strongest reported Brisbane sale was 79 Gresham Street, East Brisbane, which achieved $3.311 million.

A Bulimba home sold for $2.975 million and a Camp Hill property reached $2.53 million.

The Brisbane property market therefore offers a similar lesson to Melbourne and Sydney: exceptional homes can still achieve exceptional outcomes even when broader auction conditions are weak.

Adelaide property market

The Adelaide property market recorded a 52.9% clearance rate from 96 auctions.

That was down from 58.2% the previous week and substantially below the 74.8% recorded a year earlier.

The result suggests Adelaide’s previously strong seller conditions are becoming more balanced.

The week’s top reported sale was 10 Wilkinson Road, Parkside, at $2.5635 million.

A Welland property achieved $2.41 million, while a Glenunga home sold for $1.96 million.

Adelaide continues to benefit from relatively tight housing supply, although buyer choice is increasing.

Realestate.com.au’s July Market Snapshot showed new Adelaide listings almost 10% higher than a year earlier.

More available stock is useful for buyers, but it can also reduce the urgency that previously drove strong competition.

Canberra property market

Canberra produced one of the stronger weekly improvements.

The city recorded a 58.9% clearance rate from 53 auctions, compared with 48.3% the previous week.

The result was still well below the 86.2% recorded at the same time last year.

The highest reported Canberra transaction was 45 Somerset Street, Duffy, which sold for $1.805 million.

Sales in Evatt and Braddon followed at around $1.38 million.

Canberra’s smaller auction volumes make weekly clearance rates more volatile, so individual weekly movements should be treated carefully.

Stable public-sector employment continues to support the market, while borrowing costs remain the principal constraint.

Perth property market

The Perth property market remains overwhelmingly private treaty, making auction clearance rates a poor measure of overall conditions.

Supply is the more important development.

Realestate.com.au’s July Market Snapshot showed new Perth listings more than 24% higher than a year earlier.

Brisbane was nearly 7% higher and Adelaide almost 10% higher.

This represents an important change for markets that previously experienced severe stock shortages.

Greater supply does not automatically mean prices will fall, but it gives buyers more choice and reduces some of the competitive pressure created when very few properties are available.

The Australian property market update therefore continues to vary significantly by city.

Regional Victoria property market

The regional Victoria property market remains comparatively resilient, although buyers are becoming more selective.

Geelong, Ballarat and Bendigo continue to offer lower entry prices than Melbourne, together with diversified employment and lifestyle appeal.

Because private-treaty sales are more common in these markets, weekly auction figures do not always provide the clearest indication of conditions.

This is why the Australia weekly property market report looks at local transactions and broader buyer behaviour alongside auctions.

Geelong property market

The latest local sales report identified a four-bedroom Curlewis house as Geelong’s most expensive reported sale for the week ending 15 August.

The Geelong property market remains segmented between affordable northern suburbs, established inner neighbourhoods and higher-priced coastal markets.

Turnkey family homes continue to appeal to the broadest group of buyers.

Elevated building costs are also making some purchasers less willing to take on properties requiring major renovation.

Geelong’s proximity to Melbourne, transport links, healthcare, education and the broader Bellarine lifestyle remain supportive over the longer term.

Buyers nevertheless have more negotiating power than they did during the pandemic-era regional boom.

Ballarat property market

A five-bedroom Buninyong home was the highest-priced reported Ballarat-area sale for the week ending 15 August.

The Ballarat property market continues to attract buyers looking for larger homes at prices substantially below equivalent Melbourne properties.

Healthcare, education, government employment and rail access create a diverse demand base.

Established family homes close to schools, transport and major services are likely to remain among the more resilient properties.

Buyers are becoming more cautious about homes requiring significant renovation or energy-efficiency upgrades.

Bendigo property market

Complete transaction totals for the week ending 15 August had not been published in a sufficiently reliable public dataset when this report was originally prepared, so no weekly sales figure has been inserted.

The latest prior reporting showed a $1.1 million private sale at Gumnut Rise and 42 local auction/private-sale results in the previous reporting period.

The Bendigo property market remains supported by healthcare, education, government, finance and professional employment.

Like Ballarat, Bendigo is primarily a private-treaty market.

Days on market, price adjustments and new listing volumes can therefore provide more useful indicators than a weekly auction clearance rate.

Across the regional Victoria property market, buyers are becoming more selective, but established regional centres continue to benefit from lower entry prices and diversified local demand.

Melbourne pass-ins and property negotiation opportunities

A pass-in occurs when a property does not sell under the hammer at auction.

It should not automatically be treated as a failed campaign.

The highest bidder will generally have the first opportunity to negotiate directly with the vendor after the auction.

This is particularly relevant in the current Melbourne property market.

REIV recorded 101 passed-in properties from 332 reported Victorian auctions.

Sydney’s Domain data recorded another 54 pass-ins and 106 withdrawals.

These figures indicate that the gap between vendor expectations and buyer budgets has not disappeared.

For buyers, passed-in properties can create a useful negotiation opportunity.

Once public bidding ends, both parties have clearer information. The vendor has seen what the market was prepared to offer, while the highest bidder is often in the strongest position to begin a private negotiation.

That does not mean every passed-in property will sell at a discount.

A vendor may still have a firm reserve, and other interested buyers may remain in the market.

For sellers, preparation is important.

Reserve expectations should be reviewed throughout the campaign using genuine bidder feedback, rather than waiting until auction day to discover that the market is below expectations.

A post-auction negotiation strategy should also be considered before the auction begins.

For buyers following the Australia weekly property market report, passed-in properties remain one of the clearest areas where negotiation may play a larger role than open bidding.

RBA interest rates and Australian property market

The Reserve Bank of Australia left the cash rate unchanged at 4.35% on 11 August.

The decision provided some welcome certainty after three rate increases earlier in 2026.

However, the pause does not mean affordability pressure has disappeared.

Canstar estimated that the three 2026 rate rises had already reduced the maximum borrowing capacity of an average-income couple by approximately $70,700. 

This helps explain why falling property prices do not automatically make housing more affordable.

A property might become $50,000 cheaper, but if a purchaser’s bank will now lend $70,000 less, that buyer can actually be in a weaker purchasing position.

This relationship between property values and borrowing capacity is one of the defining features of the Australian housing market in 2026.

Buyer confidence may improve slightly following the RBA pause, but purchasers remain price-conscious.

Those in the strongest position are generally buyers with secure finance, substantial deposits and enough serviceability to take advantage of softer prices.

Others are being forced to compromise on suburb, property size or dwelling type as borrowing limits fall.

Finance approval, contract review and building due diligence should ideally be completed before auction day.

The Australian property market update therefore remains closely tied to interest rates even during a period when the cash rate itself is unchanged.

Australian property listings and spring 2026 outlook

Australian property listings will be one of the most important indicators to watch as spring approaches.

New national listings fell almost 11% during July and were 2% lower than a year earlier.

Sydney and Melbourne recorded particularly large monthly declines of approximately 14% and 18% respectively.

However, the total number of homes available for sale nationally was around 4% higher than a year earlier and almost 10% higher across the capitals.

The difference is significant.

Fewer sellers may be launching properties today, but buyers can still have more choice if unsold stock remains on the market.

This could become increasingly important as spring begins.

If Australian property listings rise sharply while existing stock remains elevated, vendors may face greater competition from other homes for sale.

For buyers, more supply can mean additional choice and less urgency.

For sellers, it makes pricing and positioning more important. A property launched at a realistic level can create interest, while one priced above comparable evidence may simply join the growing pool of older listings.

Investors selling out of Victoria are also increasing the amount of available stock.

For owners considering selling, information about property sales in Melbourne can help explain the different ways a property can be taken to market.

Spring stock will be one of the next major tests identified in this Australia weekly property market report.

Australia property market forecast – August 2026

The property market forecast 2026 remains cautious despite some signs of stabilisation.

The RBA pause should provide modest support to sentiment through the remainder of August.

However, the market remains exposed to three significant pressures: elevated mortgage costs, increased spring stock and reduced investor participation.

Canstar calculations based on NAB forecasts suggest Melbourne’s median house price could decline another approximately $30,748 by December to $905,780, while Sydney could lose another $67,284. 

Brisbane, Perth and Adelaide were also forecast to experience additional falls from current levels, although they could still finish 2026 above where they began because of earlier growth.

These are forecasts rather than guaranteed outcomes.

Melbourne’s immediate outlook is best described as stabilising but buyer-sensitive.

The Sydney housing market remains more exposed to affordability constraints.

The Brisbane property market is weak through the auction channel, while the Adelaide property market and Perth property market are moving from severe undersupply towards greater buyer choice.

The regional Victoria property market should remain comparatively resilient, although individual property quality is likely to have an increasing influence on performance.

The property market forecast 2026 therefore depends heavily on what happens with interest rates, buyer borrowing capacity and the amount of property that comes onto the market during spring.

What the market means for buyers, sellers and investors

The current market rewards preparation more than broad assumptions about whether property prices are rising or falling.

For buyers

Secure finance early and understand your repayment buffer before committing to a purchase.

Passed-in auctions can provide valuable negotiation opportunities, but a weaker market does not mean every home should sell at a discount.

Desirable properties can still attract strong competition.

Contract review and building due diligence should ideally be completed before auction day so that a buyer knows exactly what they are prepared to bid.

For sellers

Use the most recent comparable sales rather than last year’s stronger conditions when setting expectations.

Bidder registrations, contract requests and second inspections can provide more useful signals than online enquiry alone.

A realistic reserve is particularly important when pass-ins remain common.

Sellers should also have a clear post-auction negotiation plan in place before auction day.

Melbourne’s auction clearance rate has improved from its early-winter lows, although part of that improvement may reflect lower reserve expectations rather than rapidly strengthening demand. 

For investors

Focus on net rental returns and holding costs rather than purchase price alone.

Victoria’s investor selling activity may create Melbourne property investment opportunities, but tax, regulation and financing costs need to be considered alongside rental demand.

The industry data showing investors accounting for only 16% of auction buyers while landlords represented 30.5% of vendors also highlights the unusual balance currently affecting Victoria.

For existing owners, professional property management services can support the day-to-day management of an investment property.

Ham Kerr also provides information for owners seeking property management in Deepdene and property management in Balwyn.

Melbourne property investment decisions ultimately need to account for the purchase price, financing costs, rental return and the ongoing costs of holding the property.

Australia weekly property market summary

The Australia weekly property market report for the week ending 16 August 2026 shows a property market moving towards greater balance rather than entering another broad-based boom.

Melbourne recorded a 59.2% clearance rate from 570 scheduled auctions in one major weekend dataset.

REIV separately recorded a 70% clearance rate from 332 reported Victorian auctions, including 231 sales and 101 pass-ins.

REIV also recorded $245 million in auction sales, with median prices of $1.1 million for houses and $715,000 for units.

Sydney improved to 58.5% in the My Housing Market dataset but remained substantially below the 80.1% recorded a year earlier.

Brisbane remained weak at 29.5%.

Adelaide recorded 52.9%, while Canberra improved to 58.9%.

The RBA held the cash rate at 4.35%, reducing the immediate risk of another hit to borrowing capacity, although the effects of the three earlier rate increases remain significant.

The Geelong property market, Ballarat property market and Bendigo property market continue to show the relative resilience of regional Victoria, although buyers are becoming more selective.

Spring stock is now one of the next major issues to watch.

If new listings increase while existing unsold stock remains elevated, buyers may have more choice and sellers may face greater competition.

The broader Australian property market update remains highly dependent on location, price point and property type.

Buyers should have finance and due diligence organised. Sellers need realistic pricing and a negotiation strategy. Investors need to assess rental income and holding costs as carefully as the purchase price.

For more information about property services, visit Ham Kerr Property, learn more about Ham Kerr or contact the Ham Kerr team.

Frequently asked questions

1. What is the Australia weekly property market report?

The Australia weekly property market report provides a weekly overview of market conditions, including auction clearance rates, auction volumes, pass-ins, property listings, notable sales, interest rates and the outlook for buyers, sellers and investors.

This report covers the week ending 16 August 2026.

2. How did Australia’s property market perform this week?

The national weekend auction market recorded an average clearance rate of approximately 51.8%, up marginally from 50.3% the previous week but well below the 73.5% recorded at the same time last year.

Conditions differed substantially between cities.

3. What were Melbourne’s auction results?

My Housing Market recorded approximately 570 scheduled Melbourne auctions and a 59.2% clearance rate.

REIV separately recorded 332 reported Victorian auctions, a 70% clearance rate, 231 sales and 101 pass-ins.

4. Is Melbourne’s property market recovering?

The Melbourne property market appears to be stabilising after weaker conditions during June and early July, but the figures do not indicate a return to a strong seller’s market.

Buyers remain price-sensitive and negotiation continues to play an important role.

5. What is happening in the Sydney property market?

The Sydney housing market improved week on week.

My Housing Market recorded 561 auctions and a 58.5% clearance rate, while Domain reported a preliminary 53% clearance rate based on 340 reported outcomes.

6. Why is Brisbane’s auction clearance rate low?

The Brisbane property market recorded a 29.5% clearance rate from 138 scheduled auctions.

Brisbane is also predominantly a private-treaty market, meaning auction clearance rates represent a smaller proportion of overall property activity than they do in Melbourne and Sydney.

7. What does the RBA pause mean for property buyers?

The RBA’s decision to leave the cash rate unchanged at 4.35% provides some immediate certainty for borrowers.

However, the earlier rate increases in 2026 have already reduced borrowing capacity, so affordability remains a major consideration.

8. What is the Australian property market outlook for the rest of 2026?

The property market forecast 2026 remains cautious.

Interest rates, borrowing capacity, spring listings and buyer selectivity are likely to shape conditions through the remainder of the year, with individual cities and property types continuing to perform differently.

Disclaimer: This report is for general information only and is based on market data available at the time of preparation. It does not constitute financial or investment advice. Market conditions may change, and readers should seek appropriate professional advice before making property decisions.