CobdenHayson Real Estate

28/05/2026

If you're waiting for a massive market crash to finally buy your dream home, you need to watch this week's episode of The Word.

Link in bio.

Over the last 30 years, I’ve watched buyers sit on the sidelines during every single cycle, waiting for the "perfect" moment.

Here is what actually happens: while people wait for a 10% drop, the market consolidates, rents climb, and equity opportunities vanish. The smartest property moves aren't made by timing the absolute bottom, they are made by identifying high-conviction, quality assets and holding them through the noise.

If a property checks 80% of your long-term boxes and the finance is locked in, the "right time" is simply whenever you are financially ready.

Disagree? Let us know your thoughts in the comments.

28/05/2026

In my 30 years across the Sydney property market, I’ve seen almost every type of economic cycle play out. If there is one cautionary tale that keeps repeating itself, it's the cost of hesitation.

Right now, there is an immense amount of noise out there. It’s easy to get trapped in analysis paralysis. But history shows us that the buyers who look past the short-term noise and focus on securing high-quality, long-term assets are the ones who win.

Timing the market perfectly is a myth. Time in the market is the reality.

We are seeing a distinct shift in buyer behavior this week across our network, with savvy buyers quietly competing for premium holdings before the spring rush.

Are you currently looking to buy, or are you holding off to see how the rest of the year shakes out? Let’s discuss in the comments below, I’d love to hear where you're seeing the most value right now.

In this week’s episode of The Word with Matt Hayson, we dive straig...

26/05/2026

26 May | The gap between headlines and market reality is getting wider. In our latest blog, we unpack the real numbers, what's driving the seller-buyer gap, and where the opportunities sit as we head into June.

Link in bio.

25/05/2026

Quietly set within the boutique Bridgeview complex, this designer townhome has been reimagined with a warm Mediterranean sensibility. Chevron oak floors, Venetian plaster, brushed brass accents, and custom joinery layering every surface with texture and restraint. Positioned on a prized corner with only one common wall, the three-storey residence captures sweeping northerly views over Rozelle Bay to the Harbour Bridge.

A curved Taj Mahal marble kitchen anchors open living and dining bathed in natural light, flowing to a north-facing entertainer's deck with integrated gas barbecue. Three private bedrooms are conceived as calming retreats, complemented by landscaped courtyards, a lock-up garage with internal access and the ease of light rail 100m from the door. A connected harbourside address moments to Tramsheds, foreshore parkland, and the CBD.

15/300 Johnston Street
Annandale

3 bed | 2.5 bath | 1 car

Link in bio.

Tyeran Delpech 0404 202 974
Ben Southwell 0407 896 212

22/05/2026

A creative oasis on the city fringe at 9 Glebe Street, Glebe. 349 square metres of freestanding warehouse, shaped for a life that doesn't separate living from making. Raw materials meet sustainable craft across expansive levels, with room to work, breathe and unfold.

Artist and designer, Rebecca Pierce, takes us through the story of her residence, studio and gallery.

3 bed | 2 bath | 3 car

Link in bio.

Ben Southwell | 0407 896 212
Benjamin Martin | 0403 738 517

21/05/2026

The Federal Budget Shakedown is here and the Sydney property market just cracked.

If you’re watching the headlines, the media hysteria is real. But what’s actually happening on the ground right now?

The Good: PPoR remains the ultimate tax-free wealth shield. SMSF tax advantages have never been wider. The negative gearing loophole: You can still buy, move, and lease your former home.

The Bad: Investors are fleeing the market after Macquarie and Westpac adjusted lending settings. Sydney rents are rising at their fastest pace in 2.5 years (up 7.1% YoY). Auction clearance rates just plummeted to a brutal 31.1%.

We are experiencing the widest gap between buyer and seller expectations in years. Watch the full episode of 'The Word' to see where the new trading line is adjusting this week.

Link in bio.

21/05/2026

Well, we are one week past the Federal Budget, and the media noise is deafening. But let's look past the hysteria and talk about the real numbers hitting Sydney property right now.

According to SQM research, auction clearance rates just crashed to 31.1%; we are officially trending worse than pandemic levels. With Macquarie and Westpac abruptly shifting investor lending rules, buyers are backing off, openly calling the current weekend market "like trying to catch a falling knife."

Yet, at the exact same time, premium suburbs like Lane Cove are seeing a 208% spike in mortgage stress, while waterfront blue-chips are facing 20% to 35% corrections.
It’s a massive tug-of-war. Buyers have retreated, and it’s now entirely down to whether sellers are willing to meet the current market or hold out.

Watch this week's episode of 'The Word' where I break down the post-budget fallout, the negative gearing loopholes being used right now, and exactly where the trading line is sitting in our neighbourhoods today.

Watch the full video here:

In this week's The Word with Matt Hayson, we cover:- The Wealth S...

20/05/2026

The weekend following the Federal Budget has given the property sector a complex landscape to work through. As the market manages a path forward, we are navigating a series of macroeconomic shifts that don't exactly scream positivity. Far from underpinning property market confidence, the budget has essentially cemented a path of easing across almost all price sectors.

Read more at our link in bio.

17/05/2026

It’s time to write your story.

186a Flood Street
Leichhardt

5 bed | 4 bath | 2 car

Frank Sulfaro
0410 645 037

Santos Sulfaro
0402 680 861

Link in bio.

14/05/2026

You can't tax a country into prosperity.

The 2026 Budget is here, and it is a massive play for your pocketbook. We are now living in a country with:

- $1 Trillion in Debt (A $70k "hidden bill" for every worker).
- The highest CGT in the developed world.
- Income taxes at a 30-year high.

In Sydney, we’re seeing the fallout in real-time. 0.5% vacancy rates, 37% auction clearance rates, and a bank sector that just wiped $25B in value in a single day.

The Government is gambling that you won't notice the "Success Tax" hidden behind the slogans. But the data doesn't lie.

Watch the full video below and tell us, is this "Intergenerational Equity" or just a greedy python squeezing the Australian dream?

In this week’s "The Word" with Matt Hayson:Market Barometer: Seven weeks of sub-40% clearance rates signal an embedded shift in conditions.Macro Warning: Bus...