Hosts Ciaran O'Brien and Peter O'Malley unpack major government announcements set to reshape Sydney’s property market. From new first home buyer incentives to large-scale rezoning plans, these policy shifts aim to boost affordability and supply — but will they actually deliver, or simply push prices higher?

We also discuss:

• Federal first home buyer guarantee allowing purchases with 5% deposit and no LMI
• Treasury’s claim of only 0.5% price impact vs. historical evidence of price inflation from incentives
• Removal of income limits potentially opening benefits to higher earners
• Chris Minns’ announcement of Willara station completion and rezoning for 10,000 homes
• High-density strategy around transport hubs to reduce car dependency
• Inflation figures at 2.8% reducing chances of a September rate cut
• Electricity costs emerging as a key inflation driver
• Auction clearance rates improving to 56.5%, with equal split between sold prior and under the hammer
• Stale listings moving as signs of a heating market emerge ahead of spring

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Hosts Ciaran O'Brien and Peter O'Malley break down the Reserve Bank’s 0.25% interest rate cut — the third in 2025 — and what it means for property buyers and sellers. At the same time, Sydney’s real estate sector is reeling from a major underquoting investigation, with high-profile agents and systemic practices under the microscope.

We also discuss:

• Sydney Morning Herald exposé on widespread underquoting practices
  Four-month suspension for top agent Josh Tesolin
• RBA decision to lower the cash rate to stimulate a slowing economy
• Impact of three consecutive cuts on borrowing capacity and buyer sentiment
• NSW Fair Trading’s crackdown on misleading price guides
• “Auction bunnies” and the psychological toll of repeated buyer disappointment
• Auction clearance rates holding steady at 52.6% amid rising spring listings

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Hosts Ciaran O'Brien and Peter O'Malley uncover the deceptive use of “fictitious buyers” by agents—an unethical tactic designed to pressure genuine buyers into overpaying. Peter explains how this differs from the previously discussed “phantom buyer” strategy, and outlines how buyers can protect themselves from falling victim to false competition.

We also cover:

• Why written confirmation from agents is crucial
• The legal implications under consumer law
• The importance of understanding where an agent’s duty of care lies
• Ongoing vendor hesitation ahead of expected August rate cut
• Low stock levels contributing to increased auction competition
• Clearance rates rising to 55.4% as market momentum builds

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Sydney’s property market remains stable as inflation data supports a likely August interest rate cut. With vendors and buyers anticipating a spring shift, hosts Ciaran O’Brien and Peter O’Malley break down how CPI figures, policy changes, and affordability pressures are shaping the current landscape.

In this episode:

• CPI hits 2.1%, with core inflation at 2.7%—both within the RBA’s target
• Why August 12 could bring the long-awaited rate cut
• New AML laws set to reshape real estate from July 2026
• Auction clearance rates at 53.5% with 800+ properties going under the hammer
• Domain data puts Sydney’s median house price at $1.7 million
• Are spring vendors heading into a crowded market?
• The renovation boom’s surprising impact on property values

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Hosts Ciaran O'Brien and Peter O'Malley delve into serious allegations against one of Australia’s top agents, accused of misleading vendors and manipulating commission structures for personal gain. Sparked by a series of Sydney Morning Herald exposés, we examine the broader implications for consumer protection, transparency, and regulatory oversight in real estate.

We also discuss:

• Commission incentives and alleged buyer deception
• Family-linked property deals raising ethical red flags
• Fair Trading’s response and the role of public accountability
• Auction clearance rates breaking above 50%
• The RBA holding rates amid economic stagnation
• What lies ahead for vendors as the market edges toward spring

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Sydney's property market shows resilience with auction clearance rates of 76% despite winter conditions and the Reserve Bank holding interest rates. The market is experiencing "artificial strength" due to extremely low housing stock levels while buyer numbers remain consistent.

• Domain reports Sydney auction clearance rate at 76%, up from 62% during the same weekend last year
• Unit market continues to underperform houses due to ongoing concerns about building defects
• Rental crisis shows no signs of improving with queues at winter inspections, which is highly unusual
• Basic granny flat in Avalon commanding $690 per week
• Immigration policy contributing significantly to rental pressure
• Building industry hampered by high costs, labor shortages, and competition from government infrastructure projects
• Developers struggling to make projects financially viable due to increased material and labor costs
• Market expected to remain strong with little downside risk due to continued low supply and expected future interest rate cuts

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SQM Research’s Managing Director Louis Christopher recently joined us to outline provide his view on how the Sydney Property Market will perform heading toward Christmas. 

Louis discusses:

• Why both the Sydney and National property market are likely to rise in the next 12 months
• The impact of falling interest rates and rising immigration numbers
• Benefits infrastructure brings to the suburbs and locations close to the new roads, Metro Stations and Airports
• First home buyers entering the market and fuelling the bottom end of the market
• The best performing segments of the market
• Why home sellers and buyers should care about the ACCC’s investigation into REA Group and
• Much more… 

This is a deep dive on the factors that will determine the market’s direction in the near term.

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Australia's best property analyst, SQM Research's Louis Christopher joined us to discuss the Sydney property market. 

In this chat, we discuss the the market response to the two interest rate cuts, what the RBA are likely to do in July and the rise of the rental market when compared with wage growth. All of this is covered in Louis' market breakdown and much more...

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Host Chris Smith (2SM’s Across Australia) is joined by real estate expert Peter O'Malley to unpack the ACCC’s investigation into REA Group and the growing backlash against skyrocketing advertising fees. With Australian property sellers now footing the world’s highest real estate ad costs, the discussion exposes how the “Vendor Paid Advertising” model evolved, who really benefits, and whether true competition in the portal space is even possible. 

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Hosts Ciaran O'Brien and Peter O'Malley unpack Premier Chris Minns’ potential pivot to Glebe Island for housing development, after the collapse of the Rose Hill Racecourse plan. With Sydney’s median house price pushing $1.486 million and economic growth flatlining, we examine the state’s struggle to address a worsening housing shortage. From strata issues to land tax pressures and investor flight, this episode highlights the complex dynamics facing buyers, landlords, and policymakers alike. 

As mentioned in this episode, find the latest Harris Partners Real Estate Report here.

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