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Chris Atlee Real Estate Agent, 36 Woolley Street, Canberra (2026)

26/01/2026

School Catchments: What They Mean in Canberra (And What They Don’t)

With school going back this week, conversations about school catchments tend to pop up all over Canberra. Parents compare notes. Facebook groups light up. Someone always asks whether a particular street is “in” or “out.”

There’s a lot of information floating around — and a fair bit of confusion too. So here’s some simple and local facts on how school catchments actually work in Canberra.

Catchments Matter — But They’re Not Absolute! - In the ACT, government schools generally prioritise enrolments from within their designated catchment area. That part is straightforward. What’s often misunderstood is the assumption that: living outside a catchment means a child can’t attend a school, or living inside a catchment guarantees enrolment no matter what

In reality, it’s a bit more nuanced and depends on: enrolment numbers, year level demand, sibling priority, and available places. Catchments guide decisions — they don’t always determine outcomes on their own.

Why Catchment Conversations Spike This Time of Year - This late-January period is when families: finalise enrolments, adjust plans, and reflect on whether current arrangements still work. It’s also when people start thinking longer-term — not just about this year, but the next few years ahead. That’s why catchments suddenly feel very important, even if nothing has technically changed.

Canberra is unusual in how closely families pay attention to schools and catchments. With a high proportion of public schooling, relatively stable suburbs, and long-term planning habits, these boundaries matter culturally — even when they’re flexible administratively. That’s not a good or bad thing. It’s just part of how the city works.

What’s Worth Keeping in Mind - If school catchments are something you’re thinking about:
* Check official ACT Education information rather than relying on hearsay
* Be cautious about assumptions based on one year’s experience
* Remember that policies, enrolments, and demand can change over time
* And most importantly — try not to make decisions based on panic or partial information.

My Final Thought

School going back has a way of sharpening focus. Catchments, routines, and longer-term planning naturally come to the surface at this time of year. Understanding how the system actually works makes those conversations calmer — and more productive.

21/01/2026

What I’m Saying to People Who Ask, “Should I Sell Now?”

This is probably the most common question I get at the moment.
“Should I sell now, or wait?”

And the honest answer is: it depends — but not in the vague, unhelpful way people often mean it.

Here’s how I actually think about it.

If You’re Buying and Selling in the Same Market - One of the first things I explain is this: if you’re selling and buying in the same market, timing matters far less than most people think.

If prices move up, you usually pay more on the next purchase — but you also sell for more.

If prices soften, you might sell for less — but you generally buy for less too.

For many people, the market itself isn’t the deciding factor. Their personal circumstances are.

Your Circumstances Matter More Than the Headlines - The better question isn’t “Is now a good time?” It’s “Is now a good time for me?”
Things like:
• Where you’re moving to
• Whether you need certainty or flexibility
• How long you plan to hold the next property
• Your tolerance for stress or uncertainty
Those factors usually matter far more than any short-term market movement.

What I’m Seeing Early This Year - Early in the year, the market tends to be active without being overcrowded. There are buyers around. Properties are moving. But we’re not in that later-autumn phase where everything launches at once and attention gets diluted.

For the right property, with the right strategy, this can be a good window — particularly if you value clarity over chaos. That said, not every home suits the same timing. And not every seller should be doing the same thing.

Why “It Depends” Isn’t a Cop-Out - When I say “it depends”, what I really mean is this: There is no universal answer that works for every property, every suburb, or every seller. Some people absolutely should be selling now. Some people are better off preparing and launching later. Others shouldn’t be selling at all yet.

The difference usually comes down to property-specific detail, not broad market commentary.

My Advice If You’re Thinking About Selling This Year - If selling is on your radar in the next six months, the most valuable step isn’t guessing the market — it’s getting clear, specific advice about your situation. That’s where I can help.

If you want to know:
• Whether now makes sense for your property
• What your realistic options are
• Or how you’d position yourself for the best result
Get in touch and we’ll work through it properly.
📧 [email protected]
📞 0422 974 081
Or send me a message here.

No pressure, no blanket advice — just a clear conversation about what makes sense for you.

As always, this is general advice only. Individual circumstances and properties vary.

16/01/2026

It's the difference between making a sale and building a lasting partnership. Backed by expert advice, the right strategy and a team that puts you first.

https://ljh.co/sales-property-appraisal

14/01/2026

Thinking about selling your home in the New Year? January is the perfect month to turn those plans into action. After all, the summer holidays will provide ample time to get your house organised and clarify your goals. Ready to kick things off? Start by booking a free property appraisal with your local LJ Ho**er agent.

Read more here: https://ljh.co/resolutions-for-sellers

12/01/2026

Australian summers can be intense. Everyone wants to live in a home where they are comfortable and cool during hot days. Air-conditioning is high on the wish list of tenants. Installing an affordable split system can make a property instantly more attractive to a wide range of renters. Fixed ceiling fans and fly screens are other cost-effective ways to improve ventilation.

12/01/2026

Looks like my neighbour is back in town! Nice guy, but a bit noisy in the morning and is always popping over for food!

12/01/2026

The first couple of weeks of January are always full of commentary.

Predictions. Headlines. Opinions about what the year is “going to do.”

The reality is simpler: most of that is noise.

Now that we’re into the first real working week of the year, it’s worth resetting expectations — especially for anyone buying or selling property in Canberra.
________________________________________
January Is a Reset, Not a Rush

Early January is rarely about action.

It’s about re-orientation.

Buyers are getting back into routines. Sellers are watching, not committing. Agents are reopening files, not pushing campaigns.

That doesn’t mean nothing is happening — it means the market is doing exactly what it normally does at this time of year.

If you’re waiting for a surge of urgency in the first week or two, you’ll probably be disappointed. That doesn’t mean the year will be slow. It just means January doesn’t work the way some commentary suggests.
________________________________________
Don’t Read Too Much Into Early Signals

One of the most common mistakes people make in January is over-interpreting what they see.

A quiet enquiry week doesn’t mean buyers aren’t there.
A lack of new listings doesn’t mean sellers aren’t planning.
A slow open home doesn’t mean a property won’t perform.
It simply means people are still switching back on.

Good decisions in property rarely come from reacting to the very first data point you see. They come from understanding patterns over time — not snapshots.
________________________________________
What Actually Matters Right Now

Right now, the most useful things you can do are fairly unglamorous:
• Get clear on your timing
• Understand your realistic options
• Think about strategy before action
• Separate short-term noise from longer-term intent

For sellers, this is a planning window.
For buyers, it’s a positioning window.
Neither group has missed anything. No one is behind. And there’s no prize for moving first without clarity.
________________________________________
A Calm Start Usually Leads to Better Outcomes

Property markets don’t reward panic.
They reward clarity and preparation.

The first real week of the year isn’t about forcing momentum — it’s about setting the right direction so that when momentum does arrive, you’re ready to use it properly.

Ignore the noise. Focus on what actually matters.
________________________________________
Want to Talk About Your Position?

If you’re thinking about buying or selling this year and want an honest conversation about timing and strategy — without the hype — feel free to reach out.
Email: [email protected]
Call: 0422 974 081
Or drop me a message here.

As always, this is general advice only — individual circumstances and properties vary.

08/01/2026

It’s going to be a hot few days in Canberra. Have plenty of water, enjoy the shade where you can, and take a breather if you need it.

Extreme heat affects how we all move around the city — so stay cool, stay safe, and look after each other.

07/01/2026

Ready to make your move in 2026? 🏡

We’ve got 132 rental properties waiting for you! Let LJ Ho**er help you find the perfect place to call home. Start your next chapter today! ✨

06/01/2026

What Events Like Summernats Actually Tell Us About Canberra Property

Every January, Canberra feels a little different.

Summernats is one of those events that changes the rhythm of the city — particularly in the Inner North — for a short period of time. Gone is the sea of quiet, environmentally friendly white Teslas (those great tax write-offs), replaced by loud, petrol-guzzling V8s.

For some people, it’s part of what makes Canberra feel alive.
For others, it’s something to work around or escape for a few days (how many of those white Teslas are currently in Batemans Bay?).

From a property point of view, that contrast is interesting — because it highlights something that matters far more than one event ever could.

Buyers don’t just buy houses.
They buy into a lifestyle.

Events Don’t Change Prices — But They Do Reveal Preferences

It’s worth saying this upfront: short-term events like Summernats don’t suddenly move property values. Markets aren’t that fragile.

What they do reveal is how differently people experience the same city.

Some buyers are completely unfazed by increased activity. Others are very sensitive to noise, traffic, crowds, or disruption — even if it’s temporary. Neither approach is right or wrong. It’s simply preference.

Those preferences exist year-round. Events just make them more visible.

Canberra Isn’t One Experience

One of the most misunderstood things about Canberra property is the idea that the city behaves as a single market.

It doesn’t.

The way Canberra feels during a major event depends heavily on where you live. Some areas feel the change immediately. Others barely notice it. Buyers understand this instinctively, even if they don’t always articulate it.

That’s why similar homes in different locations can attract very different levels of interest — even when broader market conditions are the same.

Why This Matters When You’re Selling

Sellers often focus heavily on price and presentation — and both matter — but lifestyle fit is just as important.

A campaign works best when:
• The messaging aligns with the right buyer
• The lifestyle on offer is clear
• Expectations match reality

Trying to appeal to everyone usually means resonating with no one in particular.

Understanding who your likely buyer is — and what they value or avoid — is a key part of strategy. Events like Summernats simply highlight those differences more clearly than usual.

Cities are dynamic. People are not all looking for the same thing.

Some buyers want energy and proximity to activity. Others want predictability and quiet. Most fall somewhere in between. Successful property campaigns don’t fight those preferences — they work with them.

Summernats will come and go, like many events do. Buyer behaviour won’t change nearly as quickly.

Property decisions are rarely about one week, one event, or one headline. They’re about how a place feels to live in, day after day.

Understanding that — and being honest about it — is far more useful than reacting to short-term noise.

04/01/2026

The Biggest Property Mistakes Sellers Made in 2025 (And How to Avoid Them in 2026)

Early January is usually full of bold predictions about where the market is heading. The truth is, it’s too early for that.

What is worth talking about is what we saw last year — because the same mistakes tend to repeat themselves if no one calls them out.

Looking back over 2025, a few themes came up again and again. None of them were dramatic. Most were avoidable. And almost all of them cost sellers time, leverage, or money.

Here are the five biggest ones.

1. Launching Without a Clear Strategy

Too many properties came to market with a vague plan: “Let’s see how it goes.” That approach usually results in:

* Unclear pricing logic

* Weak messaging

* No defined adjustment points

* No urgency built into the campaign

The first few weeks matter most. If the strategy isn’t clear from day one, buyers sense it immediately — and uncertainty is rarely rewarded. A strong campaign doesn’t mean rushing. It means knowing why you’re launching, how buyers are meant to engage, and what happens next if the response isn’t there.

2. Overpricing Based on Hope, Not Feedback

This one never goes away. Some properties in 2025 were priced based on:

* One strong result down the street

*An online estimate

* A conversation that started with “we’d be happy with…”

* What often followed was a quiet launch, slow momentum, and eventually a price adjustment that arrived after buyers had already formed an opinion.

The honest reality is the market is most forgiving at the start. If pricing misses the mark early, the correction is rarely neutral — it’s usually a concession.

3. Confusing Activity With Progress

A busy campaign isn’t always an effective one. In 2025, I saw plenty of sellers reassured by:

* Lots of open houses/inspections

* Plenty of comments like “nice home”

* High online views

But activity without qualified interest doesn’t move a campaign forward.

What matters is:

* Who is engaging

* What they’re saying

* How they compare the property

* Whether they’re in a position to act

Noise feels comforting, but progress is quieter — and far more important.

4. Poor Follow-Up and Weak Buyer Engagement

This is where agent responsibility comes in. Some campaigns fell apart not because of the property, but because buyers weren’t:

* Properly followed up

* Given clear information

* Guided through next steps

Good buyers don’t always announce themselves loudly. They often need a professional, timely conversation to move from “interested” to “committed.” When that doesn’t happen, properties stall — and sellers are often told it’s “just the market.” It isn’t always.

5. Waiting Too Long to Adjust When Something Wasn’t Working

Perhaps the most costly mistake of all. When the early signs are there — low enquiry quality, consistent feedback, lack of urgency — hesitation rarely helps.
Yet in 2025, many campaigns lingered in a holding pattern because no one wanted to make a call. Markets don’t punish change. They punish indecision. Early, thoughtful adjustments protect leverage. Late ones usually give it away.

A Final Thought Heading Into 2026:

None of these mistakes come from bad intentions. Most come from optimism, uncertainty, or a reluctance to have uncomfortable conversations early.

Selling property isn’t about chasing the best possible story — it’s about responding honestly to what the market is telling you, when it’s telling you.

2026 doesn’t need bold predictions. It needs better decisions, made earlier.

Want to Talk About Your Strategy? If you’re planning to sell in 2026 and want an honest conversation about how to avoid these pitfalls, feel free to reach out.

Email: [email protected]
Call: 0422 974 081
Or drop me a message here.

As always, this is general advice only — individual circumstances and properties vary.

21/12/2025

With Christmas just around the corner, the market has naturally started to slow, but we’ve still seen some solid results to close out the year in Watson.

This week’s sales highlight the diversity of the suburb. The 6-bedroom home in Knox Street isn’t a typical price point for a property of that size in Watson, but it appeared to be an older home requiring significant work — a good reminder that condition and presentation still play a major role in buyer decisions.

Overall, sales activity has been strong leading into the end of the year, and at this stage I expect the local market to remain steady heading into 2025.

If you’re curious what these results mean for your property, feel free to reach out for a chat.

All care has been taken to ensure the accuracy of reported sale prices. Information is provided as a general market update only.

Chris Atlee Real Estate Agent

26/01/2026

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