Australia Weekly Property Market Report – Week Ending 9 August 2026

The Australia Weekly Property Market Report for the week ending Sunday, 9 August 2026, shows a mixed national market. Melbourne delivered the strongest positive auction result of the weekend, while Sydney and Queensland remained considerably weaker.

Although Melbourne recorded improved auction clearance rates and stronger buyer engagement, the broader market is still being shaped by elevated pass-ins and withdrawals, recent price weakness and constrained borrowing capacity. The result is a more selective Australian Real Estate Market, where quality properties can still attract strong competition while compromised or over-priced stock faces greater resistance.

Australia’s Weekly Housing Market Snapshot

Executive Summary

Melbourne produced one of its strongest auction weekends in several months, offering an encouraging signal after a prolonged period of weaker clearance rates, declining prices and cautious buyer sentiment.

Early Cotality data placed Melbourne’s preliminary clearance rate at approximately 62.6% from 342 initially reported results, substantially stronger than the 53.7% early result recorded a week earlier. If Melbourne’s final rate remains above 55.7%, it would represent the city’s strongest final result since March.

Realestate.com.au’s broader Victorian dataset was more conservative but also showed improvement. It recorded 701 scheduled auctions, with 588 results available as of Monday morning. Of these, 224 sold under the hammer, 103 sold before auction and seven sold afterward. A further 155 properties passed in and 99 were withdrawn, producing an approximately 57% preliminary Victorian clearance rate.

Sydney and New South Wales remained considerably weaker, while Queensland recorded the weakest major auction performance of the weekend. South Australia performed somewhat better but remained below conditions normally associated with a strong seller’s market.

The economic environment continues to influence market activity. The Reserve Bank cash rate remains at 4.35%, effective since 17 June, while annual CPI inflation was 3.8% in June. The next RBA monetary policy decision is due on 11 August 2026.

Overall, this Australia Weekly Property Market Report points to improving auction confidence in Melbourne rather than a broad national recovery. Passed-in and withdrawn properties remain elevated, and vendors increasingly need to respond to current market evidence rather than expect buyers to chase them.

Weekend Auction Market Snapshot

1. Melbourne / Victoria: Realestate.com.au recorded an approximately 57% preliminary clearance rate from 588 available results, with 701 auctions scheduled, 155 pass-ins and 99 withdrawals. Cotality’s preliminary Melbourne reading was approximately 62.6%.
2. NSW / Sydney: There were 599 scheduled auctions and 472 available results, including 79 sold at auction, 112 before auction, seven afterward, 78 pass-ins and 196 withdrawals
3. Queensland / Brisbane: Approximately 26% clearance was recorded across 187 available results, with 102 pass-ins and 36 withdrawals from 269 scheduled auctions.
4. South Australia / Adelaide: Approximately 42% clearance was recorded from 82 available results, including 34 pass-ins and 13 withdrawals.
5. Economic backdrop: The cash rate remains 4.35%, while annual CPI inflation was 3.8% in June. The next RBA decision is due Tuesday, 11 August.

National Auction Performance

When reviewing Auction Clearance Rates Australia, it is important to recognise that Cotality, realestate.com.au, PropTrack and the REIV do not necessarily produce identical figures.

Cotality, formerly CoreLogic, attempts to collect the outcome of every known auction. Its clearance rate includes known properties sold before, at or after auction against all known outcomes, including pass-ins and withdrawals. Its weekend results are identified as preliminary and are finalised later in the week.

Realestate.com.au also updates results progressively and provides a useful breakdown of sales before auction, under the hammer, after auction, pass-ins and withdrawals. PropTrack, REA Group’s property-data business, provides broader price and demand analysis alongside this auction information.

The REIV collects Victorian sales and auction information directly from real estate professionals and government records. Results can be revised as late outcomes become available. For example, its June data ultimately recorded 2,099 reported auctions and 1,371 auction sales, producing a 65.3% clearance rate.

For this reason, auction clearance rates should not be viewed in isolation. Auction volumes, withdrawals, pass-ins, pre-auction sales, bidder activity and property-price movements together provide a more reliable picture of current Australian Housing Trends.

Melbourne and Victoria Overview

The Melbourne Housing Market was the strongest positive story of the weekend.

Cotality’s preliminary Melbourne Auction Results reached approximately 62.6%, compared with approximately 53.7% the previous week. Realestate.com.au’s broader Victorian dataset recorded an approximately 57% preliminary clearance rate.

However, 155 pass-ins and 99 withdrawals show that the Victoria Property Market remains selective rather than broadly seller-favourable.

Sydney and NSW Market Conditions

The Sydney Housing Market remained considerably weaker.

Realestate.com.au recorded 599 scheduled NSW auctions and 472 available results, including 196 withdrawals and 78 pass-ins.

The unusually high withdrawal figure was one of the most important market signals of the weekend, with more NSW auction properties withdrawn than sold under the hammer and before auction combined.

Queensland Auction Performance

The Queensland Property Market remained the weakest major auction market.

From 187 available results, there were 102 pass-ins and 36 withdrawals, producing an approximate 26% preliminary clearance rate.

South Australia Market Update

The Adelaide Property Market performed better than Queensland but remained below seller-market territory.

South Australia recorded 117 scheduled auctions and 82 available results, with 34 pass-ins and 13 withdrawals producing an approximately 42% preliminary clearance rate.

Current National Housing Market Direction

The national picture remains nuanced.

Melbourne’s auction channel appears to be stabilising, while Sydney and Queensland remain significantly weaker. Strong individual properties can still outperform the wider market, but Australia has not returned to the broad-based seller’s market seen in 2025.

Passed-in and withdrawn auctions remain elevated, prices have recently declined, and vendors increasingly need to meet the market. Current Australia Housing Market News therefore points to selective improvement rather than a uniform recovery.

Melbourne Housing Market This Week

The Melbourne section of this Australia Weekly Property Market Report shows a clear improvement in auction sentiment, although conditions remain highly selective.

Melbourne Auction Results

Realestate.com.au recorded 701 scheduled Victorian auctions, with 588 available results.

Of these, 224 sold under the hammer, 103 sold before auction and seven sold afterward. In total, 334 properties sold before, at or after auction.

Another 155 properties passed in and 99 were withdrawn, leaving 254 reported campaigns unsuccessful.

The latest Melbourne Auction Results therefore indicate an improving market rather than an outright boom.

Melbourne Preliminary Clearance Rate

Cotality’s preliminary Melbourne clearance rate reached approximately 62.6%, up significantly from the previous week’s early reading of 53.7%.

If the final rate remains above 55.7%, it would represent Melbourne’s strongest final auction result since March.

Realestate.com.au’s broader Victorian dataset produced an approximately 57% preliminary clearance rate.

Melbourne Buyer Demand

Agents reported increased buyer activity at well-located Melbourne auctions.

Ray White’s Adam Velardi observed renewed involvement from purchasers who had previously been watching from the sidelines.

Well-presented, appropriately priced properties in established family suburbs remain particularly attractive. By comparison, higher-end homes and properties requiring substantial renovation continue to face greater price resistance.

Vendor Confidence

Vendor confidence remains cautious.

Some homeowners who had delayed selling are beginning to reconsider their position as Melbourne’s clearance rate improves. However, auction volumes remain materially lower than last year.

Industry analysis has also identified a shift towards private treaty campaigns, suggesting sellers and agents are becoming more selective about which properties are suitable for auction.

Melbourne Auction Volumes

Realestate.com.au recorded approximately 701 scheduled Victorian auctions.

Recent REIV commentary had indicated around 625 Melbourne auctions were expected during the weekend, approximately 12% lower than a year earlier. Auction volumes for the following week were also expected to remain substantially lower annually.

Lower auction volume can temporarily support successful campaigns because buyers have fewer competing listings. However, falling auction numbers can also signal weaker seller confidence.

Melbourne Buyer Competition

Auctioneer Luke Banitsiotis characterised the market as relatively balanced, with stronger outcomes often requiring at least two emotionally committed bidders.

This is an important distinction. A property does not necessarily need a large number of bidders to produce a competitive result.

In many cases, two genuine buyers can create strong competition where a property offers scarcity.

Affordable markets also remain competitive because a greater number of purchasers can obtain finance at lower price points.

Notable Melbourne Property Sales

The weekend produced strong individual results across Richmond, Carlton North, Kew East, Hawthorn and Armadale.

The highest prominently reported transaction reached $3.315 million, demonstrating that premium-quality homes can still attract substantial competition despite broader market softness.

The result should not be interpreted as evidence that Melbourne’s prestige market has fully recovered. Instead, it shows how high-quality individual properties can outperform weakening suburb-level averages.

Melbourne Property Market Outlook

Comparable weekend median auction prices were not uniformly published across Cotality, PropTrack, realestate.com.au and REIV when this report was prepared.

Broader index data therefore provides a more reliable assessment of current Melbourne Property Prices.

Melbourne has been among Australia’s weakest capital-city housing markets during the recent correction. NAB recently revised its national property outlook, forecasting an approximately 5% capital-city dwelling decline, with Sydney and Melbourne potentially experiencing falls approaching 10% under its latest scenario.

Cotality’s July figures recorded a 0.7% national monthly decline, with weakness concentrated particularly in Australia’s two largest capitals.

This highlights an important distinction in the current Melbourne Property Market Update:

A rising auction clearance rate does not necessarily mean prices are rising.

Clearance rates measure the proportion of campaigns that achieve a sale. They can improve because vendors reduce reserves even while property values continue to fall.

That is likely to be part of what Melbourne is currently experiencing.

Sydney Housing Market & NSW Auction Results

Sydney Auction Results

The latest Sydney Auction Results remained considerably weaker than Melbourne.

Realestate.com.au recorded 599 scheduled NSW auctions and 472 available results.

Only 79 properties sold under the hammer, while another 112 sold before auction and seven afterward.

NSW Auction Clearance Performance

A further 78 properties passed in and 196 were withdrawn.

The figures indicate continued caution throughout the NSW Property Market, particularly when compared with Melbourne’s stronger weekend.

Sydney Property Withdrawals

Withdrawals were the clearest warning signal in the week’s results.

More than 41% of available NSW auction outcomes were withdrawals.

Some withdrawn properties may ultimately sell through another method. However, the scale of the figure also indicates that many campaigns lacked sufficient bidder confidence to proceed to auction.

It also suggests that some agents and vendors are choosing not to expose a weak campaign publicly.

Sydney Pass-In Rates

NSW recorded 78 pass-ins from 472 available results.

Together, the 196 withdrawals and 78 pass-ins highlight the high level of unsuccessful or altered auction outcomes across NSW. 

Buyer Confidence in Sydney

Sydney’s higher property prices amplify the effect of elevated mortgage rates.

A relatively small reduction in borrowing capacity can remove hundreds of thousands of dollars from the competitive price range of purchasers buying expensive family homes.

This makes Sydney particularly sensitive to changes in interest-rate expectations.

Sydney Property Market Conditions

A clear divide continues to emerge between desirable, scarce homes and secondary stock.

A recently renovated Victorian terrace in North Sydney attracted more than 200 buyer groups and sold before its scheduled 22 August auction.

The sale shows that exceptional property can still attract significant buyer attention despite weaker broader market conditions.

Sydney Housing Market Outlook

The Sydney Housing Market remains exposed to higher borrowing costs and elevated property values.

Standout homes can still generate strong competition, but the significant number of withdrawals and pass-ins indicates that confidence has not returned across the wider market.

Brisbane & Queensland Property Market Update

Brisbane Auction Results

The Brisbane Auction Results remained particularly soft.

Realestate.com.au recorded 269 scheduled auctions, with 187 available results.

Only 35 properties sold under the hammer, while 13 sold beforehand and one afterward.

Queensland Clearance Rate

The preliminary clearance rate was approximately 26%.

Recent Brisbane reporting also showed a clearance rate around 29%, its weakest level outside holiday periods since the early COVID era.

REA Group economist Luc Redman attributed the slowing conditions to higher interest rates, property-tax changes and hesitation among buyers and sellers.

Brisbane Pass-Ins

Queensland recorded 102 pass-ins from 187 available results.

More than half of available auction outcomes were therefore pass-ins.

Queensland Property Withdrawals

A further 36 properties were withdrawn.

The combined pass-in and withdrawal figures illustrate a growing gap between buyer capacity and vendor expectations.

Buyer Demand

Exceptional properties can still substantially outperform broader Brisbane Property Market conditions.

A five-bedroom Daisy Hill home recently sold for $3.52 million, establishing a suburb auction record and attracting five registered bidders.

An uninhabitable Beerwah deceased estate also sold for $1.5 million after nine registered parties competed.

These results demonstrate the value buyers can continue to place on land, scarcity and redevelopment potential.

Brisbane Private Treaty Market

Brisbane is not primarily an auction market.

Private treaty transactions remain the predominant method of sale, meaning weekly auction clearance figures should not be treated as a complete measure of the wider Queensland Property Market.

Brisbane Property Market Outlook

The auction market remains weak in aggregate, but strong individual sales continue to occur.

This reflects the broader national pattern: purchasers remain selective but are prepared to compete where a property offers scarcity, quality or redevelopment potential.

Adelaide, Canberra & Perth Property Markets

Adelaide Property Market Update

The Adelaide Property Market has previously demonstrated greater resilience than Melbourne and Sydney, supported by affordability, limited supply and population growth.

Current results show, however, that these factors do not completely protect sellers from higher financing costs.

South Australia Auction Results

South Australia recorded 117 scheduled auctions and 82 available results.

Twenty-two homes sold under the hammer, 11 sold beforehand and two afterward. Another 34 properties passed in and 13 were withdrawn, producing an approximate 42% preliminary clearance rate.

Homes requiring limited maintenance, offering good energy efficiency and located near established employment and transport infrastructure remain comparatively attractive.

Vendors with aspirational reserves face a significantly greater risk of passing in than they did during 2025.

Canberra Housing Market

The Canberra Housing Market continues to operate with relatively small weekly auction volumes compared with Melbourne and Sydney.

Its underlying market remains supported by stable government and professional employment, while high purchase prices and mortgage servicing costs continue to constrain buyer capacity.

ACT Auction Results

Realestate.com.au recorded 34 available ACT results by Monday morning.

With such a small sample, weekly clearance rates can move considerably based on only a handful of transactions.

Buyers are increasingly distinguishing between renovated, energy-efficient homes and older properties requiring substantial upgrading.

Perth Property Market

The Perth Property Market requires a different interpretation from Australia’s larger auction markets.

Realestate.com.au recorded only 16 available Western Australian auction results for the week.

Private Treaty vs Auction in Perth

Those 16 auction results compared with 365 private sales.

This significant difference demonstrates why auction clearance rates are not a strong standalone measure of Perth’s overall housing market.

Perth remains overwhelmingly a private treaty market.

Capital City Market Comparison

Perth has recently begun to lose some momentum following years of exceptional growth. Nevertheless, longer-term supply-and-demand fundamentals remain comparatively strong because of population growth, employment and limited housing supply.

Perth buyers should therefore pay greater attention to stock levels and days on market than weekly auction clearance rates.

Regional Victoria Property Market Update

The Regional Victoria Property Market provides an important contrast within the Australia Weekly Property Market Report.

Regional Victoria Housing Market

Recent analysis has highlighted Geelong, Ballarat and Bendigo as regional centres supported by relative affordability, economic diversity and tighter housing supply while Melbourne and Sydney experience greater price pressure.

Regional performance, however, remains highly localised.

Geelong Property Market

The Geelong Property Market delivered an encouraging signal during July, returning to monthly growth after four consecutive months of declines.

Its lower purchase prices, access to Melbourne, population growth, employment diversification and infrastructure investment continue to support demand.

Geelong Housing Prices

PropTrack’s Home Price Index showed Geelong’s median home value increasing approximately 0.27% during July to around $765,000.

Despite a 1.11% quarterly decline, values remained approximately 2.54% higher annually.

The median house value was approximately $797,000, while units were around $590,000.

Ballarat Property Market

The Ballarat Property Market continues to benefit from relative affordability, rail connectivity, healthcare, education and government employment.

Regional analysis has identified Ballarat as one of Victoria’s stronger-performing centres, with annual growth significantly outperforming Melbourne in selected areas.

Ballarat Housing Trends

Buyer preference increasingly favours turnkey properties close to schools, transport and major employment nodes.

Properties requiring substantial renovation face greater resistance because renovation and construction expenses remain elevated.

Bendigo Property Market

The Bendigo Property Market benefits from a diverse employment base across healthcare, education, government, finance and professional services.

PropTrack-linked reporting recorded 42 auction and private sale results across the Bendigo market during the latest seven-day period.

Regional Victoria Buyer Demand

Relative affordability allows some buyers who have been priced out of Melbourne to access larger homes and more land in regional centres.

However, buyer demand varies significantly between individual suburbs and properties.

Regional Investment Opportunities

Geelong, Ballarat and Bendigo remain worth monitoring for Victoria Property Investment.

Investors should nevertheless assess tenant demand, proximity to employment and services, maintenance requirements and the local pipeline of new housing.

Strong population-level demand does not automatically make every property a strong investment.

Geelong Housing Market

Geelong Property Prices

The Geelong Housing Market recorded approximately 0.27% monthly growth in July, taking the median home value to around $765,000.

Values remained around 2.54% higher annually, despite a 1.11% quarterly decline.

Median house values were approximately $797,000, while units were around $590,000.

Geelong Buyer Demand

PropTrack commentary has highlighted Geelong’s appeal across first-home buyers, families, downsizers and investors.

For sellers, renovated family homes in established suburbs remain particularly well positioned.

Geelong Investment Potential

The Geelong Property Market benefits from lower purchase prices than Melbourne, access to the metropolitan market, population growth, employment diversification and ongoing infrastructure investment.

Geelong Housing Supply

Tighter housing supply is one of the structural factors supporting Geelong and other selected regional Victorian markets.

However, supply needs to be considered alongside suburb-level demand and property-specific factors.

Geelong Market Outlook

Geelong should not be treated as a single uniform market.

Northern affordability suburbs, established middle-ring neighbourhoods, waterfront areas and Bellarine locations can respond differently to changing economic conditions.

Ballarat Property Market

Ballarat Housing Trends

Ballarat continues to benefit from affordability, rail connectivity and established employment across healthcare, education and government.

Turnkey homes are currently attracting stronger attention than properties requiring substantial renovation.

Ballarat Property Prices

Annual growth in selected areas of Ballarat has significantly outperformed Melbourne, reinforcing the city’s relative resilience within the Regional Victoria Property Market. 

Ballarat Buyer Demand

Homes near schools, transport and major employment locations generally receive stronger buyer attention.

Higher renovation and construction costs are making purchasers more cautious about properties requiring immediate capital expenditure.

Ballarat Investment Potential

Ballarat’s comparatively affordable entry point should continue supporting first-home buyers and investors even if metropolitan Melbourne remains subdued.

Ballarat Affordability

Relative affordability remains one of Ballarat’s strongest structural advantages.

Ballarat’s relatively affordable entry point should continue supporting first-home buyers and investors even if metropolitan Melbourne remains subdued. 

Bendigo Property Market

Bendigo Housing Trends

Bendigo continues to benefit from its diverse employment base and comparatively affordable property market.

Regional commentary has placed Bendigo alongside Geelong and Ballarat as one of the Victorian centres potentially benefiting from long-term internal migration and constrained housing supply.

Bendigo Property Prices

Bendigo’s relative affordability compared with Melbourne remains an important factor supporting its longer-term property appeal. 

Bendigo Buyer Demand

Purchasers who have been priced out of Melbourne can access larger homes and more land in Bendigo.

Demand is supported by employment across healthcare, education, government, finance and professional services.

Bendigo Investment Opportunities

Investors should remain selective despite Bendigo’s broader structural strengths.

Strong regional demand does not automatically make every property a suitable investment.

Bendigo Rental Demand

Tenant demand, proximity to employment and services, maintenance requirements and the local pipeline of new housing remain important considerations.

These factors should be assessed at suburb and individual-property level.

Melbourne Auction Pass-Ins & Property Negotiation Opportunities

What Does a Property Pass-In Mean?

A pass-in does not necessarily mean a poor property or failed campaign. Often, it simply means the highest available bid did not meet the vendor’s reserve. 

Victoria Auction Pass-In Numbers

Victoria recorded 155 passed-in properties from 588 available auction outcomes.

This remains an important figure despite Melbourne’s stronger preliminary clearance result.

Buyer Negotiation Opportunities

Passed-in properties can create valuable opportunities for buyers.

Once public bidding stops, the pressure of competing openly disappears. Negotiations can then focus more directly on comparable sales evidence, settlement terms and the vendor’s genuine motivation.

Vendor Negotiation Strategies

For vendors, the first hours following an unsuccessful auction can be particularly important.

Buyer interest is generally strongest immediately after auction. Allowing negotiations to stall for several days while maintaining an unrealistic reserve can weaken the campaign.

What Happens After an Auction Pass-In?

Auction day should be viewed as one stage of the sale process rather than the only opportunity to complete a transaction.

Where a property passes in, post-auction negotiations may still produce a successful result.

Auction vs Private Treaty

Auction remains effective where a property offers genuine scarcity, multiple qualified buyers, strong pre-auction engagement, transparent comparable evidence and a vendor prepared to meet the market.

Where these conditions are absent, private treaty or expressions of interest may provide a better strategic fit.

Property Withdrawals & Changing Vendor Behaviour

Why Are Properties Being Withdrawn?

Some withdrawals represent properties that sell through another method, while the high withdrawal count can also indicate that campaigns lacked sufficient bidder confidence to proceed to auction.

Withdrawal figures can therefore provide an important indication of vendor confidence.

Sydney Property Withdrawals

NSW recorded 196 withdrawals from 472 available results.

More than 41% of available NSW auction outcomes were withdrawals, making this one of the clearest warning signals of the weekend.

Melbourne Property Withdrawals

Victoria recorded 99 withdrawals from 588 available results.

The figure shows that Melbourne’s stronger auction weekend still included a significant number of withdrawn campaigns. 

Vendor Price Expectations

Current market conditions increasingly require sellers to respond to genuine buyer feedback and comparable sales evidence.

Melbourne’s stronger weekend is encouraging, but it does not justify automatically increasing price expectations.

Changing Auction Strategies

Industry analysis has identified a broader shift towards private treaty campaigns, with auction listings declining even as overall listings increase.

This suggests vendors and agents are becoming more selective about which properties are taken to auction.

Private Treaty vs Auction

Private treaty can offer a better fit where bidder depth is limited or where a public auction is unlikely to create meaningful competition.

Expressions of Interest

Where bidder depth appears insufficient, some agents are recommending private treaty or expressions-of-interest campaigns rather than auction. 

Economic Factors Affecting Australia’s Property Market

Economic conditions remain a major influence on this Australia Weekly Property Market Report.

RBA Interest Rate

The RBA cash rate remains at 4.35%, following its June increase.

The rate has been effective since 17 June, with the next monetary policy decision due on 11 August 2026.

Higher interest rates reduce borrowing capacity and increase mortgage repayments. In auction markets, this effect is immediate because buyers reach their maximum bid sooner.

Inflation and Housing Costs

Annual CPI inflation reached 3.8% in June, remaining above the RBA’s 2–3% target range.

Inflation continues to place pressure on household budgets and keeps monetary conditions restrictive.

Mortgage Borrowing Capacity

Reduced borrowing capacity is affecting buyer behaviour across Australia’s housing markets.

The impact is particularly significant in Sydney, where a relatively small reduction in borrowing capacity can remove hundreds of thousands of dollars from the competitive price range for buyers purchasing expensive family homes. 

Housing Affordability

Buyers remain highly budget conscious.

They are prepared to compete when they see quality and scarcity but are increasingly reluctant to exceed their financial limits simply because an auction attracts strong attention.

Housing Supply

Australia continues to face significant housing undersupply.

Recent Melbourne reporting noted that Victoria delivered 89,511 homes during the first two years of the National Housing Accord period, below a stated target of 122,400.

International developers are increasingly providing capital for new residential estates, including a $700 million Wollert development involving Japanese investment.

Housing shortages provide long-term support for property values even where affordability creates short-term weakness.

Property Investor Confidence

Higher financing costs mean investors need to pay close attention to rental demand, net returns and ongoing ownership costs.

Insurance, maintenance, tax, owners corporation expenses and regulatory obligations all need to be included when assessing an investment.

Global Economic Conditions

International conflict and uncertainty continue to influence energy prices, inflation expectations and financial-market confidence.

The RBA itself has previously identified Middle East conflict and higher fuel prices as upside risks to inflation.

Australian Housing Demand

This creates an unusual combination: property demand is weakening because interest rates are high, while supply constraints remain substantial. 

Australia Housing Market Forecast – August 2026

Melbourne Property Market Forecast

Melbourne’s stronger auction weekend is encouraging, but it should not yet be treated as confirmation of a recovery.

One weekend of stronger preliminary clearance rates is not enough to establish a sustained market trend.

Sydney Housing Market Forecast

Sydney remains particularly exposed to elevated borrowing costs because of its higher property prices.

The high level of withdrawals and pass-ins indicates that buyer and vendor confidence remains cautious.

Brisbane Property Market Outlook

Queensland’s approximately 26% preliminary clearance rate remains particularly weak.

However, Brisbane’s reliance on private treaty transactions means auction data should not be used alone to assess the broader market.

Adelaide Property Market Forecast

Adelaide retains structural support from relative affordability, population growth and limited supply.

Higher borrowing costs are nevertheless making buyers more selective and increasing the risk for vendors who set unrealistic reserves.

Regional Victoria Property Forecast

Geelong, Ballarat and Bendigo remain worth monitoring because of relative affordability, diversified employment and housing-supply characteristics.

Performance will continue to vary significantly between suburbs and individual properties.

Interest Rate Outlook

At the time of this report, the 11 August RBA decision was expected to be the most important immediate event for the housing market. A further rate increase would have reduced borrowing capacity and risked weakening Melbourne’s apparent auction rebound, while an unchanged rate was expected to provide modest support to buyer confidence, particularly among purchasers waiting for greater certainty. 

Auction Market Outlook

Confirmation of a genuine recovery would require:

• several consecutive weeks of stronger final clearance rates;
• fewer withdrawals and pass-ins;
• stabilising home values;
• improving buyer attendance; and
• stronger transaction volumes.

Buyer Demand Forecast

Buyer confidence appears to be improving selectively rather than broadly.

Purchasers remain prepared to compete for quality and scarcity, but continue to demonstrate greater budget discipline.

Housing Price Expectations

NAB’s updated outlook remains cautious, forecasting capital-city values to decline approximately 5% overall, with Sydney and Melbourne potentially experiencing falls approaching 10% under its revised projections.

The current Property Market Forecast 2026 therefore remains cautious.

Auction-market stabilisation may occur before property prices begin to recover.

What Australia’s Property Market Means for Buyers

The buyer implications from this Australia Weekly Property Market Report centre on preparation, discipline and recognising where genuine negotiation opportunities are emerging.

Get Finance Pre-Approved

Buyers should secure finance before bidding.

Current borrowing conditions make it particularly important to understand borrowing capacity before participating in a competitive campaign.

Set a Realistic Budget

A repayment buffer should be maintained.

A busy auction should not be treated as a reason to exceed a predetermined financial limit. Two determined bidders can quickly push a property above reasonable comparable value.

Watch Passed-In Properties

Passed-in properties remain among the strongest sources of post-auction negotiation opportunities.

Victoria recorded 155 pass-ins from 588 available outcomes during the week.

Compare Recent Sales

Recent comparable sales should remain the basis for assessing property value.

Auction competition alone should not be interpreted as evidence that a higher purchase price is justified.

Negotiate After Auction

Once public bidding ends, negotiations can focus more directly on comparable evidence, settlement conditions and genuine vendor motivation.

Look Beyond Auction Results

Auction results provide only one measure of market conditions.

This is particularly important in Brisbane and Perth, where private treaty transactions make up a substantial share of overall market activity.

Consider Regional Victoria

Geelong, Ballarat and Bendigo remain regional centres worth monitoring because of relative affordability and diversified employment.

Buyers should still assess every suburb and property individually.

What Australia’s Property Market Means for Sellers

Price According to Current Market Evidence

Sellers should use recent comparable sales and genuine buyer feedback when setting expectations.

Current market evidence is more relevant than assumptions based on stronger conditions in previous years.

Understand Buyer Demand

Buyers are increasingly selective.

Scarce, well-presented and appropriately priced homes can still attract strong competition, while compromised or over-priced properties face greater resistance.

Prepare Your Property for Sale

Renovated and well-presented homes generally continue to attract stronger buyer attention than properties requiring significant immediate expenditure.

Set a Realistic Auction Reserve

Melbourne’s stronger weekend should be treated as an encouraging signal rather than a reason to increase price expectations.

A realistic reserve can help create competition and improve the chance of converting buyer interest into a sale.

Prepare for Post-Auction Negotiation

Vendors should establish their minimum acceptable price, settlement preferences and conditions before auction day.

This allows discussions to move efficiently if the property passes in.

Consider Private Treaty

Private treaty may be more appropriate where there is insufficient bidder depth to support an auction.

Owners assessing whether to sell or retain an investment property may also benefit from professional Melbourne property management advice when considering the longer-term position of the asset.

Consider Expressions of Interest

Expressions of interest may provide another option where a property attracts buyer interest but the campaign is unlikely to generate strong public bidding.

Property Investment Opportunities in 2026

Melbourne Investment Market

The current Melbourne Property Investment environment remains selective.

Recent value weakness and cautious buyer conditions mean investors should assess individual properties and suburbs rather than interpret one stronger auction weekend as evidence of a broad recovery.

Geelong Investment Opportunities

Geelong benefits from comparatively lower purchase prices, access to Melbourne, employment diversification, population growth and infrastructure investment.

These factors continue to support its longer-term investment appeal.

Ballarat Investment Potential

Ballarat’s affordability, rail connectivity and established employment across healthcare, education and government remain important structural advantages.

Bendigo Property Investment

Bendigo combines relative affordability with a diversified employment base.

Investors should still assess individual property fundamentals rather than relying only on broader regional population growth.

Rental Demand

Sustainable tenant demand should remain a central consideration.

Demand needs to be assessed at suburb and individual-property level rather than assumed across an entire regional or metropolitan market.

Cash Flow Planning

Investors should focus on sustainable net return rather than relying solely on capital growth.

Professional investment property services can also assist owners in assessing rental performance and the ongoing costs associated with holding a property.

Property Maintenance Costs

Insurance, maintenance, tax, owners corporation fees and regulatory obligations should all be included in investment calculations.

Renovation requirements also need careful consideration while construction expenses remain elevated.

Long-Term Capital Growth

Capital growth should be viewed as one component of an investment strategy.

NAB’s cautious outlook reinforces the importance of preparing for periods where property values may remain subdued.

Choosing the Right Suburb

Property selection is increasingly more important than simply choosing the right postcode.

Tenant demand, proximity to employment and services, local housing supply and ongoing maintenance requirements all remain important factors.

Weekly Property Market Summary

The Australia Weekly Property Market Report for the week ending 9 August 2026 shows a highly segmented housing market.

Melbourne Market Takeaways

Melbourne recorded its strongest preliminary auction performance in several months.

Cotality reported approximately 62.6%, compared with approximately 53.7% the previous week, while realestate.com.au recorded an approximately 57% preliminary Victorian clearance rate.

Victoria still recorded 155 pass-ins and 99 withdrawals, showing that conditions remain far from universally seller-favourable.

Sydney Market Takeaways

The Sydney Housing Market remained considerably weaker.

NSW recorded 196 withdrawals and 78 pass-ins from 472 available results, reinforcing continued caution among buyers and vendors.

Brisbane Market Takeaways

The Brisbane Property Market remained particularly soft, with an approximately 26% preliminary clearance rate.

Queensland recorded 102 pass-ins and 36 withdrawals from 187 available outcomes.

Adelaide Market Takeaways

South Australia recorded an approximately 42% preliminary clearance rate.

The Adelaide Property Market retains structural support from affordability, supply and population growth but is also being affected by higher financing costs.

Regional Victoria Takeaways

The Regional Victoria Property Market continues to provide a contrasting story.

Geelong returned to monthly price growth during July, while Ballarat and Bendigo remain supported by relative affordability and diversified employment.

What Buyers Should Watch

Passed-in and withdrawn campaigns remain important sources of negotiation opportunity.

Buyers should maintain finance buffers, compare recent sales and avoid exceeding realistic budgets simply because of auction competition.

What Sellers Should Watch

Sellers should monitor comparable sales, buyer feedback and genuine bidder depth.

Melbourne’s stronger weekend should not be used as justification for automatically increasing reserve expectations.

What Investors Should Watch

Investors should focus on sustainable rental demand, net returns and property-specific fundamentals.

Insurance, maintenance, tax, owners corporation fees and regulatory obligations remain important components of investment calculations.

Looking Ahead to the Next RBA Decision

The cash rate remains 4.35%, annual CPI inflation is 3.8%, and the RBA’s 11 August decision will be an important short-term market catalyst.

Melbourne appears to be moving towards stabilisation, but confirmation will require several consecutive weeks of stronger clearance rates, fewer withdrawals and pass-ins, stabilising values and improving transaction volumes.

The stronger Melbourne weekend is encouraging, but the broader Housing Market Forecast Australia remains cautious. Buyers remain selective, sellers need to respond realistically to current market conditions, and investors should continue to prioritise sustainable rental demand and net returns.

Disclaimer

This article is for general information only and does not constitute financial, investment, legal, taxation or property advice. Market data and preliminary auction results may change as further information becomes available. Readers should conduct their own due diligence and seek independent professional advice before making property or investment decisions.