Chris Gardner - Real Estate

Chris Gardner - Real Estate Christine Gardner is a fully Licenced Real Estate Agent based on the Northern Gold Coast working with Frank Gardner Real Estate.

14/04/2026

Snapshot Australian Property Market
The supply gap: WA and QLD home values double as population growth outpaces new construction
A profound supply-demand imbalance has emerged as a key contributor to divergent home value trends across Australia since the start of 2020, according to a recent analysis by Cotality.
Analysis from Cotality’s April Housing Chart Pack reveals that between Q1 2020 and Q3 2025, the strongest growth in home values was concentrated in states where the rate of dwelling completions has lagged significantly behind population growth.

Cotality Australia’s Head of Research Gerard Burg noted Western Australia (WA) and Queensland (QLD) were the primary examples of this trend.

“In WA and QLD, the share of dwelling completions fell well behind the share of population growth, with these states seeing home values more than double since 2020.

“QLD accounted for over 25% of the total increase in Australia's population over this period, but less than 20% of the dwellings completed were located in QLD,” he said.
“In WA, across the same period, the share of the country’s population growth was nearly 17%, in contrast just 10% of completed dwellings.”

Mr Burg highlighted that the QLD also recorded the largest population increase in the country, with over 25% of national growth attributed to people migrating likely in pursuit of a lifestyle shift for warmer climate and relative affordability.
“QLD has long attracted retirees from other states, and, until recently, offered buyers some more affordable markets compared with other major cities. Net migration to QLD has started to slow in the last few quarters, and First Home Buyers may increasingly look to opportunities elsewhere,” he said.

At the other end of the spectrum, Victoria (VIC) accounted for the largest share of home completions in this period – around one-third (33%) of the total – outpacing its share of population growth.
“Policy support at both the State and Federal level assisted the growth in VIC dwellings over this period. Almost 63% of this new supply in VIC were stand-alone houses, which we see Australians still have a revealed preference for. In NSW, for example, the split between houses and units was closer to 50-50.”

Meanwhile, South Australia (SA) remains a notable outlier in the findings, recording strong growth in home values, of over 90% over the five-year period, despite dwelling completions remaining similar to population growth.
“Overall, when we see a supply-demand imbalance such as those in Perth or Brisbane, we wind up with a large pool of buyers competing for a small pool of dwellings. This creates a seller’s market and can rapidly drive up home values, as we saw in these two capitals.”
Other highlights from the April Housing Chart Pack include:
• Australia’s residential real estate total market value rose to $12.6 trillion in March.
• National dwelling values rose 2.1% over the quarter, and accelerated to 9.9% annually in March, the fastest 12-month pace of growth since June 2022.
• Regional markets have been more resilient to a slowdown in value growth, likely supported by regional migration trends and affordability.
• There is a clear divergence in growth trends, the rolling four-week change has deepened a little across Sydney and Melbourne, while the mid-sized capitals lost some steam.
• Cotality estimates that almost 559,457 sales have transacted in 2026, 1.9% lower than a year ago but 5.6% higher than the five-year average.
• Median time on market was 30 days nationally, down from 33 days in Q1 2025, with capital city homes selling fastest in Perth (nine days) and slowest in Darwin (47 days) and Canberra (43 days).
• Vendor activity has been lower than average for this time of the year. There were 36,712 new listings over the four weeks ending 5 April 2026, down -3.3% compared to March last year.‍
• Most of the capitals have also seen the number of new listings tracking lower than a year ago, with Brisbane (3.3%) and Hobart (9.1%) the exceptions.‍
• Rental markets remain extremely tight, recording a vacancy rate of 1.6% in March.‍
• Gross rental yields nationally rose to 3.57% in March, with Darwin (6.0%) continuing to stand out with the highest gross yields, while Sydney (3.1%.) records the lowest.

11/03/2026

Residential Real Estate Australia
March 2026 - Property Statistics and Data
Value of Residential Property - $12.5 Trillion Dollars
Number of Dwelling/Properties 11.4 Trillion
Outstanding Mortgage Debt $2.5 Trillion Dollars
Current Household Wealth in Housing 55.4%
Total Number of Property Sales per annum 584,483
Gross Value of Sales per annum $565 Billion Dollars

Highlights from the March 2026 Housing
• Inner Melbourne units are estimated to cost $322 per month less to service a new mortgage than the equivalent median rent.
• Capital city dwelling values across the lower quartile rose 11.5% over the past year compared with 6.6% across the upper quartile.
• Total listings are 11.4% lower across the combined capitals and 17.5% lower across the combined regionals compared with a year ago.
• New listings are 0.1% higher than a year ago but almost 4% below the five-year average.
• Vendor discounting is close to record lows at 2.9% across the combined capital cities.
• Investor lending increased 7.9% over the December quarter and 31.8% over the year, with investors accounting for 39.7% of lending.
First home buyer lending rose 6.8% by volume and 15.5% by value in the December quarter, accounting for 29.6% of owner occupier lending.

Beach House with all the Bells and Whistles
26/02/2026

Beach House with all the Bells and Whistles

16/02/2026

High-level Property outlook for 2026

Frank Gardner Real Estate powered by eXp Australia had a huge year in 2025 and early indications for 2026 are very positive with Listing to Sales ratios.

Frank believes that as the Gold Coast has entered 2026 in a buoyant phase of stabilised but still upward growth, rather than the boom bust cycles that defined earlier decades.
• Price growth: Independent forecasts point to solid, mid–single to low–double digit growth for the Coast in 2026—around 7–11% dwelling price growth under base case scenarios, slightly below Brisbane but still among the stronger markets nationally.
• Market tone: Local outlooks describe 2026 as a year of “stability and sustained confidence”, with demand underpinned by lifestyle buyers, families and long-term investors rather than speculative activity.
• Key drivers: Population inflows, constrained supply, major infrastructure, and the projected path to the 2032 Olympics continue to support both residential and commercial demand.
Core demand drivers
• Population & migration: Strong interstate and intrastate migration into Southeast Queensland is still a major driver.
• The Coast’s lifestyle proposition—beachfront, climate, relative affordability vs Sydney/Melbourne—keeps it high on the list for relocators and also remote workers.
• Lifestyle & amenity: Demand is increasingly amenity driven walkable precincts, mixed use developments, and modern apartment living around transport, retail and dining hubs. New residential precincts are reshaping the apartment market write across the Gold Coast.
• Infrastructure and Olympic Games: Ongoing transport, health, education and tourism infrastructure across Southeast Queensland, plus planning around the 2032 Games, are lifting investor confidence and underpinning long term land and asset values, even if the Olympics is more of a medium term than 2026 specific driver in the market.
• Interest rates & finance: Higher than pre-COVID rates have cooled speculative heat, but the Coast has shown resilience, buyers are more selective, but quality, well located stock still attracts strong competition.

Residential market breakdown
Detached housing
• Owner occupier led: Families and upgraders dominate, especially in school centric and transport connected suburbs.
• Price performance: Limited new land supply and construction cost pressures support ongoing price growth, particularly in established suburbs.
Townhouses and duplexes
• Affordability valve: As house prices stretch, townhouses/duplexes are the compromise between space and price, popular with young families and downsizers.
• Infill focus: Expect continued demand in infill locations close to local services and the beaches.
Apartments
• Owner occupier product: Newer stock is increasingly owner occupier oriented—larger floorplans, better finishes, strong amenity. This segment is supported by downsizers and lifestyle relocators.
• Investor stock: Investors are attracted by tight vacancy and rising rents, but are more sensitive to body corporate fees, building quality, and short-term letting rules.
Prestige and waterfront
• Resilient niche: High end beachfront and waterfront property remains driven by interstate and international wealth, less rate sensitive and more lifestyle motivated.
• Limited supply: Genuine scarcity of A grade assets supports values even if broader market growth moderates.
Rental market
• Vacancy: Vacancy remains low, with strong competition for quality rentals. Over the past 5 years rents have seen increases by up to 43%
• Rents: Rents have risen sharply over recent years and are expected to continue trending upward, albeit at a more sustainable pace as new supply slowly comes online.

Commercial and development landscape
• Office & mixed use: The Coast is evolving from purely tourism driven to a more diversified economy, with growth in professional services, health, education and tech. This supports demand for office and mixed use projects, particularly in Southport, Robina and emerging nodes.
• Retail & hospitality: Tourism and population growth underpin neighbourhood retail and hospitality. Well located centres with strong catchments and experiential offerings remain attractive.
• Industrial & logistics: Industrial land and logistics assets benefit from e commerce and population growth, with tight vacancy and rising rents in many Southeast Queensland industrial corridors.
• Development conditions: 2026 is described as “pivotal” with a new regional plan and planning scheme underway, but construction costs, labour shortages and finance constraints still challenge project feasibility. This keeps a lid on new supply, indirectly supporting existing asset values.
Risks and headwinds to watch
• Interest rate path: Any renewed rate tightening would hit borrowing capacity and sentiment, particularly for marginal buyers.
• Construction and supply risk: High build costs and builder failures can delay or cancel projects—good for existing stock values, but a risk for off the plan buyers.
• Policy and regulation: Changes to tenancy laws, land tax, short stay regulation or foreign investment rules can shift investor appetite.
• Affordability pressure: Rapid price and rent growth risks political and social pushback, potentially leading to policy interventions.

For Sellers:
“We’re in a stable, confidence backed market with solid growth forecasts—not a speculative boom.”
Emphasise limited quality stock, strong lifestyle demand, and the Olympics/infrastructure masterplan as long term value supports.

For Buyers (owner occupiers):
Focus on time in the market over timing the market—2026 offers a more rational environment than the past frenzy years.
Highlight suburb level fundamentals: schools, transport, amenities, shopping centres, future infrastructure.

For investors:
Position the Coast as a yield + growth play: tight rentals, population growth, and medium-term uplift from infrastructure and the 2032 Olympic Games.
Stress asset selection: building quality, body corporate, flood risk, and local planning changes.

03/02/2026

The RBA has released its February cash rate decision up by 25 basis points
February 3, 2026
The Reserve Bank of Australia has lifted the official cash rate by 25 basis points, taking it to 3.85 per cent. The move reflects growing concern that inflation is proving stubborn, with underlying price pressures still sitting above the RBA’s target range of 2 to 3 per cent.
While a quarter of a percentage point may sound small, it can have a noticeable flow-on effect across the property market.
Here’s what it means in practical terms for buyers, sellers, homeowners and renters.
For homeowners with a mortgage
Most variable-rate borrowers can expect their bank to pass on the full increase.
On a $600,000 mortgage, a 0.25 per cent rise typically adds around $90 to $100 a month in repayments. For households already feeling the pinch from higher living costs, this tightens budgets further. Fixed-rate borrowers will not see an immediate change, but anyone rolling off a fixed rate this year is likely to face higher repayments than they are used to. If you’re interested in discussing whether to fix your rate now, it’s worth contacting a mortgage broker who can guide you through the pros and cons.
“This 0.25% rate rise was widely expected, but it’s still another reminder that the RBA isn’t done yet,” says Shane Petros, from mortgage broker Australian Finance Hub. “Inflation is proving harder to bring under control, and the Bank has made it clear it’s prepared to lean on households to get it back into the target range. For mortgage holders, especially those on variable rates or rolling off fixed loans this year, this will mean higher repayments and tighter cash flow. The key now is being proactive — reviewing loan structures, negotiating rates and making sure borrowers aren’t paying a loyalty tax with their lender.”
For buyers
Higher interest rates reduce borrowing capacity. Even small increases can shave tens of thousands of dollars off what a bank is willing to lend. This may push some buyers to adjust expectations on price or location, or delay purchasing altogether. That said, buyer demand remains resilient in many cities, particularly in Perth, Brisbane and Darwin, where prices are still rising and competition remains strong. If you’re looking to buy this year, it’s a good idea to contact a mortgage broker to understand your borrowing capacity.
For sellers
Rate hikes can soften buyer sentiment at the margin, especially for highly price-sensitive segments like first home buyers.
However, supply remains tight in many markets, which is helping support prices despite higher rates. Sellers with well-located, well-presented homes are still seeing solid interest, but pricing accurately is becoming more important as affordability constraints bite.
For renters
Interest rate rises do not directly change rents, but they can influence them over time. Some landlords facing higher mortgage costs may seek to pass those costs on where market conditions allow. At the same time, reduced buying activity can keep more people in the rental market for longer, adding pressure in already tight rental markets. The result is that rents may remain elevated, particularly in capital cities with low vacancy rates.
The bottom line
This rate rise is a reminder that inflation remains a challenge and that interest rates may stay higher for longer than many had hoped.
Whether you’re buying, selling, owning or renting, understanding how these changes affect your position can help you make more informed decisions in a shifting market.

30/01/2026

Reserve Bank of Australia Poised to Raise Basic Cash Rate Next Week

Australia’s central bank will raise rates next week after inflation exceeded expectations.

Money markets increased the chance of an immediate rate rise of 0.25 of a percentage point next Tuesday to 72 per cent, up from 61 per cent before the consumer price index release.

The headline annual consumer price index, which measures the total change in prices paid by consumers, rose 3.8 per cent over the year to December, up from 3.4 per cent in November, driven by higher costs for housing construction, electricity, food, and non-alcoholic beverages.

Housing inflation was driven by an increase in electricity costs, up 21.5 per cent over the year.

The central bank’s preferred measure of underlying inflation, which excludes volatile items to provide a clearer view of price trends, rose to 3.4 per cent, above the RBA’s forecast of 3.2 per cent for the quarter. The result represents a back-to-back rise in underlying inflation from the September quarter and is the first sustained pick-up in the measure since 2022.

The rise in inflation led financial markets to price in RBA rate increases this year.

The Australian dollar jumped to a three-year high of US70.15¢ after the stronger-than-expected inflation data was published on Wednesday.

27/01/2026

Highlights from the January 2026 Housing Chart Pack
Australia’s residential real estate total market value rose to $12.3 trillion in December.
National dwelling values rose 2.9% over the quarter and 8.6% annually, adding an estimated $71,360 to the median Australian dwelling value in 2025.
Most capitals are seeing the strongest growth conditions across the lower quartile of the value range, reflecting intense competition for properties with a more affordable price point.
Cotality estimates that almost 561,000 sales have transacted in 2025, a 4.9% increase on 2024 and 7.2% higher than the five-year average.
Median time on market was 27 days nationally, down from 29 days a year ago, with capital city homes selling fastest in Perth (nine days) and slowest in Canberra (37 days) and Darwin (35 days)
Nationally, rents lifted 5.2% in 2025, a step up from the 4.8% rise recorded in 2024, but well below the 8%+ annual increase in rents recorded between 2021 and 2023.

24/12/2025

House prices to rise 6–8% in 2026

By Ben Squires - 24 December 2025
Property prices are tipped to reach a new peak in 2026, but economists now expect the pace of growth to be more subdued, at around 6–8 per cent.
House prices are set to reach a new high in 2026, according to new analysis from property platform realestate.com.au, despite a slowdown in the pace of growth.
Released last Friday (19 December), realestate.com.au’s latest Property Market Outlook has forecast home prices across the combined capitals to grow between 6 and 8 per cent over 2026, slightly slower than the 8.5 per cent growth recorded over 2025. However, projections of a stable cash rate – and even the potential for hikes – have prompted the platform to provide a more modest growth forecast for the coming year.
REA Group senior economists Angus Moore and Anne Flaherty said that stretched housing affordability pressures suggest house price growth will remain well below the 20–30 per cent annual gains seen in past real estate booms.
“Demand will be supported by population inflows, income growth, investor activity, and a recovery in borrowing capacity following 2025’s series of rate cuts,” they said.
“The expanded Australian Government 5 per cent deposit scheme and Help to Buy shared equity scheme will also reinforce demand from first home buyers.
“But with interest rates now expected to remain on hold for an extended period, demand growth will increasingly be constrained by repayment burdens and deposit hurdles.” Housing accessibility is also having an impact, according to the economists. With traditional lenders increasingly unable to meet the needs of later age borrowers, Clinch’s bridging finance products are filling a growing gap in the market. We speak with CEO James Green about how he is applying international lessons to Clinch’s asset-backed model
“On the supply side, new housing delivery continues to lag population growth. Total listings volumes are low relative to history in many parts of the country, limiting the stock of homes for sale. These factors will continue to place a floor under prices throughout 2026,” they added.
“These dynamics point to continued price growth in 2026, albeit at a slower pace than in 2025. The exceptional outperformance of Perth, Brisbane and Adelaide seen in recent years is likely to narrow, while Sydney and Melbourne should see more modest gains.”

01/12/2025

HOME VALUE INDEX
December 2025
Cotality’s December Home Value Index (HVI) has been released with all the latest must-know property market metrics, including:
• National home values rose 1.0% in November, marking the third consecutive month where the national index has increased by 1% or more, though the pace is easing from October’s 1.1%.
• Mid-sized capitals are driving gains, with Perth up 2.4%, while Sydney (0.5%) and Melbourne (0.3%) lag behind the growth trends.
• Affordability pressures are at record highs, with the median dwelling value now 8.2 times household income. Households are dedicating 45% of their pre-tax income to service a mortgage at the median value.
• Rate-cut hopes have faded, as inflation rises to be above target and interest rates are expected to stay on hold, dampening housing sentiment.
• Rental markets remain extremely tight, with vacancy rates near record lows (1.5%) and rents up 5% annually, pushing rental unaffordability to new highs.
• Supply shortages and investor demand continue to support prices, despite looming credit tightening measures from APRA.

Magnificent Property
29/11/2025

Magnificent Property

27/11/2025

APRA to limit high DTI loans to reduce housing-related financial risk
By Gemma Crotty 27 November 2025
The prudential regulator has announced it will limit high debt-to-income (DTI) home lending after identifying potential housing-related risks in the financial system.
The Australian Prudential Regulation Authority (APRA) has announced banks will be barred from lending more than 20 per cent of new home loans with a debt-to-income (DTI) ratio of six or more as the regulator clamps down on risky lending.
APRA said the decision followed an uptick in riskier forms of lending over recent months amid falling interest rates, an increase in housing credit growth and a rise in housing prices.
The regulator said that the trends suggested a potential build-up of vulnerabilities that could impact the banking sector and household financial resilience if left unchecked.
“In particular, high DTI lending has started to pick up, albeit from a low base, driven by high DTI loans to investors,” it said.
“This is expected to increase further in this part of the cycle, and already high household indebtedness could increase further.”
From 1 February next year, authorized deposit-taking institutions (ADIs) will only be able to lend up to 20 per cent of their new mortgage lending at a debt-to-income ratio of six times or more.
“The limit will apply separately to ADIs’ owner-occupier and investor lending,” APRA said.
The organisation said at an aggregate level, the limit was not currently binding, meaning the change was not expected to have a near-term impact on borrowers’ access to credit.
“Only a small number of ADIs are expected to be near the limit for high DTI investor lending at this stage,” it said.
It said that the limit was expected to have a greater impact on investors, given that they usually borrowed at higher DTI ratios than owner-occupiers.
APRA chair John Lonsdale said one of the regulator's concerns was rising household indebtedness, which has often been associated with riskier lending and rapid property price growth.
“At this point, the signs of a build-up in risks are chiefly concentrated in high DTI lending, especially to investors,” he said.
“By activating a DTI limit now, APRA aims to pre-emptively contain risks building up from this type of lending and strengthen banking and household sector resilience,” he concluded.

Beach side apartments on Sale
12/11/2025

Beach side apartments on Sale

Address

Gold Coast, QLD
4212

Telephone

+61414295398

Website

Alerts

Be the first to know and let us send you an email when Chris Gardner - Real Estate posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Shortcuts

Featured

Share

Category