20/08/2026
Seldom do we see opportunities like this to make money through real estate.
But right now, I don't believe the answer is simply buy or sell.
It depends entirely on who you are, what you own and what you're trying to achieve.
FIRST HOME BUYERS
If I were a first home buyer, personally, I'd be patient between now and the Victorian State Election on 28 November 2026. Why?
Because I think the result of that election — combined with the Victorian economy, interest rates, employment and consumer confidence could have a significant influence on where our property market heads next.
If Labor remains in government, my concern is that Victoria's economic position could deteriorate further. If that happens, first-home buyers holding cash and finance approval could potentially find themselves in a considerably stronger negotiating position.
If we see a change of government and the economic outlook begins improving, I'd be looking very seriously at entering the market rather than waiting for everyone else to regain confidence.
I'd rather buy when confidence is returning than after the crowd has already returned.
SELLING TO RETIRE
Different strategy.
If you're selling a substantial property with the intention of retiring and don't need to purchase another property, I'd consider waiting if you're financially able to.
We're only in the early stages of the next property cycle, selling today could mean giving away some Serious upside.
Nobody can reliably pick the exact top however after 20 years in real estate I have some key indiactors.
DOWNSIZERS
This is where people often get the maths wrong.
If you're selling a $2 million property and buying a $1 million property, the difference between the two prices matters more than obsessing over whether you've achieved the absolute highest price for your home.
Sell cheaper and, theoretically, you're also buying cheaper.
UPGRADERS
This may be one of the most interesting opportunities in the current market.
We're seeing good activity from approximately $600,000 to $1.5M, while properties above this level are generally taking longer to sell and, in some cases, requiring price adjustments.
That creates an unusual opportunity.
You could potentially be selling your existing property into the stronger part of the market and buying your next property in the softer part of the market.
For an upgrader, that's exactly the imbalance I'd be looking for.
THE BOTTOM LINE
There isn't one property market.
There are different markets operating simultaneously depending on price, location, property type and the motivation of buyers and sellers.
The question isn't:
"Is now a good time to buy or sell?"
It's:
"Given my position, should I buy, sell or wait?"
If you're considering a move and want my opinion on where your property currently sits in the cycle, give me a call. I'm always happy to have a conversation.
