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This week, three powerful trends are tilting Australia’s property landscape — and Canberra is right in the middle of them.
We’re seeing a surge in internal migration to the ACT, renewed RBA rate cut speculation, and growing pressure at the affordable end of the market as sub-$750k listings disappear fast. These shifts are reshaping buyer behaviour, listing strategies, and competition in both the capital cities and regional hotspots.
At Hayman Partners, we’ve broken down what this means for the Canberra market, how it compares to national trends, and what smart buyers and sellers should be doing now to stay ahead.
New Muval data shows Canberra has the highest inbound-to-outbound migration ratio nationally (1.20:1).
Most inbound buyers come from Melbourne, Sydney and Brisbane — chasing lifestyle, stability, and better value.
This is a reversal of past trends and reflects a growing appetite for liveable, medium-density cities with strong employment and infrastructure.
This trend lifts demand in school zones, transport-linked suburbs, and mid-tier homes that appeal to families moving from larger markets. Expect more buyer depth under $1.3M in the inner south, Weston Creek and Gungahlin.
RBA watchers and economists are now pricing in a rate cut as early as Q1 2026, with some markets responding faster.
Clearance rates are rising again — Sydney 71%, Melbourne 69%, Adelaide and Brisbane over 70% — showing signs of renewed urgency.
Canberra is more stable, but still recording early spring uplift in inspections and enquiry volume.
Even the talk of cuts improves sentiment, particularly among first-home buyers and upgraders. But don’t confuse sentiment with supply — without more listings and new builds, price pressure will return fast.
Across the capitals, listings under $750k are vanishing, forcing buyers to compete harder or stretch budgets upward.
Investors are circling the same stock — smaller homes, townhouses, dual-income setups — adding to the squeeze.
Regional centres still offer value, but even there, the days of bargain buys are fading.
First-home buyers need to get strategic — pre-approval, buyer brief, and education are critical. For sellers, pricing inside the buyer pool (not above it) and leaning into presentation will win the market over spring.
Inner fringe townhouses in stable school zones with walkability.
Homes between $850k–$1.1M that appeal to frustrated upgraders priced out of higher bands.
Early listings in August–September while stock is still light.
Buyers chase headlines and get caught in bidding wars over compromised assets.
Sellers overprice based on hype and miss motivated buyers.
Planning bottlenecks delay new supply, inflating pressure on existing homes and rentals.
Lock in pre-approval before stock levels rise and urgency returns.
Look for value in well-located townhouses or homes needing light cosmetic work.
Ignore FOMO — focus on fundamentals, not frenzy.
Present properly, price inside the buyer pool, and hit the early-spring window.
Don’t test the market — win it.
Act before rental stock tightens further — yields are holding steady in ACT.
Focus on family-suitable homes near infrastructure.
Markets move when demand shifts. And this week, migration, rates and affordability are pulling in different directions — all of which create opportunity for the informed.
If you’re buying, selling or investing in Canberra — now is the time to act with clarity, not emotion.
We’ll help you cut through the noise, track real opportunities, and make confident moves in a market that’s shifting under the surface.
Want a suburb-specific brief or tailored property strategy? Reach out to the Hayman Partners team today.
Have a question we haven't quite answered? Use this form and we'll touch base within 24 hours.