Sam McGregor - Windrose Property

Sam McGregor - Windrose Property Contact information, map and directions, contact form, opening hours, services, ratings, photos, videos and announcements from Sam McGregor - Windrose Property, Estate agent, Fairley Square/47 Rose Street, Murrumbateman.

Helping people navigate property with confidence.

šŸ” Rural Lifestyle ā€¢ Acreage ā€¢ Residential

šŸ“ Yass Valley ā€¢ Murrumbateman ā€¢ Canberra

Principal | 3Ɨ REA Top Agent | Construction Lawyer

03/09/2026

Spring is here. More stock is coming to market.

But that doesnā€™t mean every property suddenly becomes cheaper.

It means buyers have choice. And when buyers have choices, strategy matters.

There are two very easy ways for an agent to avoid making a pricing decision.

1. Put no price on the property and say: ā€œLetā€™s see what buyers think.ā€

Or

2. Put an unrealistic price on it because thatā€™s what the owner wants and say: ā€œLetā€™s give it a go.ā€

Neither requires much judgment.

A good agent should have a view.

- Who is the likely buyer?

- What else are they considering?

- Where does value actually sit?

- Why are we choosing this particular pricing strategy?

- What response do we expect it to create?

And, importantly: What will we do if weā€™re wrong?

That doesnā€™t mean the agent has to know exactly what your property will sell for. They wonā€™t.

But your agent should be able to explain the strategy being used to get the market to engage with your property - and why they believe it gives you the best chance of achieving the best result.

Spring will bring more listings.

More listings mean more competition for buyer attention.

And more competition has a habit of exposing the difference between having a property listed and having a plan to sell it.

If your strategy (or your agentā€™s) heading into spring is ā€œput it online and see what happensā€ā€¦

Good luck.

I think youā€™ll need it.

02/09/2026

Want to buy at the bottom of the market?

Easy.

Wait until itā€™s over.

Then look backwards and say:

ā€œF**k, I shouldā€™ve bought then.ā€

Some interesting numbers landed today.

Australian GDP grew 0.4% for the quarter and 2.1% over the year.

Inflation is down to 3.5%.

Nothing spectacular. But thatā€™s kind of the point.

The numbers turn before the mood does.

Right now, people are still cautious. Buyers are waiting. Confidence is patchy. It still feels uncertain.

Of course it does.

Market bottoms donā€™t feel obvious when youā€™re standing in them.

By the time everyone feels confident, the headlines are positive, open homes are packed and your mates are telling you property is going up againā€¦

Youā€™re not at the bottom anymore.

Am I saying today is definitely the bottom?

No.

Nobody knows that.

But I can tell you exactly when weā€™ll know where the bottom was:

After weā€™ve left it behind.

The economy is growing. Inflation is easing. And weā€™re heading into spring.

Maybe this is the turn. Maybe it isnā€™t.

But if youā€™re waiting for certainty before you make a move, donā€™t worry.

Itā€™ll be really obvious in hindsight.

See you in spring.

01/09/2026

Everybody wants cheaper houses.

But someone has to be willing to fu***ng build them.

I watched Richard Denniss from The Australia Institute debate Jack Henderson this week about development feasibility.

Denniss made the point that developers donā€™t determine house prices. The market does.

And heā€™s right.

A developer canā€™t simply decide a house costs another $100,000 to build and magically make a buyer pay another $100,000 for it.

But thatā€™s the whole fu***ng point.

Because the developer has another option.

They just donā€™t build it.

I had a developer walk into my office this morning who has 13 houses to sell in our region.

When theyā€™re done, heā€™s out.

He told me heā€™s spent the last 15 years developing around Canberra and our region.

Now heā€™s looking at Mackay - more than 1,000km away - because he tells me the feasibility here simply doesnā€™t stack up anymore.

Heā€™s not chasing the sun. Heā€™s chasing a return on his capital.

And that matters. Because capital isnā€™t captive.

Developers donā€™t have to keep building houses in a market simply because that market desperately needs more houses.

If the cost of land, construction, finance, holding, approvals, taxes and everything else required to create a house gets too high relative to what buyers can pay, eventually the numbers stop working.

And when the numbers stop working, projects donā€™t proceed.

Then - capital goes somewhere they do.

That means fewer houses. Less supply. More competition for the houses that already exist. And upward pressure on prices.

So yes.

The market determines what a buyer is willing to pay. And feasibility determines whether anyone is willing to build it for them.

We can talk about housing affordability and housing targets all we like. But if we make building houses economically unattractive, we shouldnā€™t be surprised when people stop building them.

Want cheaper houses? Someone has to be willing to build them.

Really fu***ng simple.

29/08/2026

Apparently the first video needed a Part 2.

At what point did we decide that small business owners are intelligent and capable enough to build businesses, employ people, manage staff, pay taxes and make financial decisions every dayā€¦ but arenā€™t intelligent enough to decide what to do with their own money?

Iā€™ve got half of Instagram telling me Iā€™m an idiot for not wanting to park $15k in Super - where I canā€™t touch it for 30 years.

Hereā€™s another option.

$15,000 pays the wage of another staff member for about three months.

Thatā€™s three months of productive work. Three months of additional capacity. Three months of helping grow a business that employs people, buys things, pays suppliers and pays taxes.

And if that investment works? That employee will continue to have a job in three months. And six months. And next year.

That $15,000 hasnā€™t disappeared. It has been put to work.

This isnā€™t about whether superannuation can generate a return. Thatā€™s questionable - but thatā€™s not the issue.

The issue is that Albo and his mates at the ATO can sue me, to force me, to pay me.

When right now I could put that money into growing a business.

I could create another job.

I could pay someone elseā€™s mortgage, groceries and family Christmas.

Or I can lock it away for 30 years because apparently the government is better placed to know thatā€™s a better use of my money.

Yep - those muppets that have racked up $105B in debt in 4 years, think that over the same time, I shouldā€™ve put an extra $15k into super. and will sue me to push the point.

Every entitlement is paid, in full and on time. Every tax obligation is paid, in full and on time. A business with no debt. Other than $15k owed from me, to myself.

An Albo tells me Iā€™m doing it wrong?

Iā€™m not asking anyone else to fund my retirement.

Iā€™m asking to be allowed to make intelligent decisions about funding my own.

I know where Iā€™d put the $15,000.

Into another personā€™s wages and their familyā€™s Christmas. Howā€™s that?

Yes. Superannuation is a fu***ng scam.

Make it make sense.

28/08/2026

Apparently I owe myself money. Money that I shouldnā€™t be able to touch for 30 years (but should be considered a ā€˜national assetā€™ in the meantime).

And if I donā€™t pay myself, the ATO will sue me - with interest and penalties, payable to them - so I pay myself.

To be clear: every staff entitlement is paid, and paid on time. Every tax obligation is paid, and paid on time.

This isnā€™t about whether I can afford the $15,000. I can. Itā€™s about the absurdity of the outcome.

I pay money to the ATO, so they can be sure it gets paid - so they can pay it back into my super. But theyā€™ll take interest and penalties on the way, just for good measure.

So - Iā€™m supposed to pay $15,000, from productive working capital that I could invest into my business today - into a fund controlled by the government to be locked away for decades.

For what?

Small business creates jobs, pays taxes and drives economic activity. Capital inside a healthy business isnā€™t ā€œdead moneyā€ - it can be invested in people, growth and productivity.

Or it can go into a ā€˜national assetā€™ (read: Union slush fund) for 30 years to do f**k all.

Iā€™m not asking the taxpayer to fund my retirement. Iā€™m asking why the government needs to threaten me with penalties to force me to fund it today, with my own money.

Meanwhile - I canā€™t even invest in what I want, from a any more. Donā€™t even get me started on that.

Make it make sense.

Pauline Hanson

18/08/2026

The biggest beneficiaries of this policy change are, ultra-ironically, property investors.

The chain reaction is this:

Investor demand ā†“
ā†’ rental stock tightens
ā†’ rents ā†‘
ā†’ yields ā†‘
ā†’ investment becomes viable under the new tax rules
ā†’ investors return
ā†’ property demand ā†‘
ā†’ prices supported / rise
ā†’ existing owners become wealthier

ā€¦ meanwhile, housing supply remains structurally constrained.

The market will eventually arbitrage away much of the disadvantage created by removing negative gearing.

And who captures the most value through the transition?

Existing grandfathered landlords.

18/08/2026

Negative gearing and capital gains tax removals WILL push property prices higher. and have today forecast by 15-30% over two years.

Itā€™s a positive feedback loop. And if you canā€™t see it, you need to.

Thereā€™s been plenty of discussion about investors leaving the market. But what happens next?

If rental supply tightens and rents rise sharply, two things happen at the same time:

ā†’ Property yields (rents!) increase ā€” bringing investors back into the market.
ā†’ Renting becomes more expensive ā€” making ownership increasingly attractive to tenants who can buy.

More investor demand.
More owner-occupier demand.
Still not enough housing.

A positive feedback loop that does nothing other than light a fire under your costs of living.

Now is a great time to buy. The irony is, itā€™ll be or policy that brings it back under control - once the cats out of the bag over the next two years.

15/08/2026

5 things a good real estate agent should do when selling your home:

1. Make it easy for genuine buyers to buy.
2. Qualify buyers before wasting everyoneā€™s time.
3. Protect their vendorā€™s privacy, property and negotiating position.
4. Remove unnecessary friction ā€” while holding necessary boundaries.
5. Remember who they represent when buyer and vendor interests diverge.

Thereā€™s a massive difference between being a gatekeeper and being a roadblock.

Sometimes good agency means opening the door. Sometimes it means holding the gate.

Knowing the difference is the job.

PropertyAdvice SellingYourHome RealEstateAgent WindroseProperty

Cotality Home Value Index was released yesterday - showing the biggest decline in any single month in years: - Valu...
05/08/2026

Cotality Home Value Index was released yesterday - showing the biggest decline in any single month in years:

- Values down nationally 0.7%
- 1% in Canberra for July, 2.1% YTD
- Sydney 1.4%, 5% YTD; Melbourne 1.2%, 4.9% YTD
- Falls are concentrated in higher-value, investor-heavy, high-supply markets - not the well-priced quality stock we deal in.

My Take:

There's no sugar-coating the headline: nationally, home values fell 0.7% in July - the biggest single-month drop in a couple of years. The softening has now spread well beyond Sydney and Melbourne.

Canberra was down 1.0% for the month and regional NSW down 0.4%. So - values are coming off.

What does it mean?

The number that matters to us out here is context.

Regional NSW is still up 6.8% over the year and Canberra's holding a small positive. We're not wearing the falls the big-city, higher-value, investor-heavy markets are copping - that's where most of the pain is. Quality homes that are priced to the market are still selling, and selling well.

What's really going on is a shift in who holds the upper hand.

Three rate rises this year, cost-of-living pressure, war's and policy changes have eased demand - but that eases supply too.

While buyers finally have choice and genuine negotiating power, Vendor's who aren't forced to sell are still positioned well.

If you've been sitting on your hands waiting, this is your window - more to choose from, less competition, and vendors who are realistic. But don't expect them to stick up a big '10% OFF' sticker.

For sellers, the message is simple: the market will pay a fair price for a good home that's presented and priced properly - it won't pay yesterday's price. Get those that right and you'll get a strong result.

What's next?

I'm confident there's a floor under this.

Unemployment's low, the population continues to grow, and no one's building enough new homes - so the fundamentals under demand are still there.

The RBA looks to be at the top of the rate cycle, and new listings are starting to pull back as vendors sit tight, which will put the brakes on how far values can slide.

And for investors? Rents are still climbing, vacancies are tight at 1.7%, and gross yields have pushed up to around 4.1ā€“4.2% across both Canberra and regional NSW. That's a STRONG return on an IP. If you're buying for the long term, the income side of the equation is the strongest it's been in years.

My read? We're in the flat-to-soft part of the cycle, and that doesn't surprise me.

It's a good time to buy well. Give it a few months and the conversation will look very different.

03/08/2026

032 ā€” ā€œI stopped seeing houses; I started seeing decisions.ā€

Nobody buys a house - they buy a decision about their life.

What they can afford. What theyā€™re willing to trade off. What theyā€™re trying to build.

The house is just where that decision happens to live.

Once I saw it that way, everything about how I do this work changed.

ā€œI stopped seeing houses. I started seeing decisions.ā€

Address

Fairley Square/47 Rose Street
Murrumbateman, NSW
2582

Telephone

+61401097907

Website

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