Current Market Insights

On Across Australia, host Chris Smith is joined by Peter O’Malley to cut through the political noise surrounding negative gearing and capital gains tax reform. Rather than focusing on headlines, the discussion examines what’s actually unfolding on the ground across Sydney’s property market — from weakening auctions to rising rental pressure and shifting buyer behaviour.

They also discuss:

•  Why tax reform headlines don’t automatically trigger a housing crash 
•  Interest rate rises as the true driver behind falling property prices 
•  Immigration and population growth continuing to outpace housing supply 
•  Tenants bearing the brunt of tightening rental conditions 
•  How negative gearing changes could push rents even higher if investors exit 
•  Sydney auction clearance rates falling below 40% and what that signals 
•  Why buying before selling becomes especially risky in fragile markets 
•  The mindset shift required to identify value during downturn conditions

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We unpack the RBA’s 0.25% rate rise to a 4.35% cash rate and read the statement for what it really says about inflation risk and what comes next. Then we shift to the on-the-ground property impacts, from Sydney’s tightening rental market to what falling clearance rates mean for buyers and sellers. 

• what the rate rise means for mortgage rates and household pressure 
• why we prefer reading the RBA statement ourselves 
• how global conflict and fuel prices feed inflation assumptions 
• whether politics shapes how the RBA frames blame 
• why Sydney rents keep climbing with vacancy near 1.1% 
• what “homelessness” looks like when people are priced out 
• why CGT tweaks do little if demand keeps rising 
• the case for slowing immigration or building far more homes 
• auction clearance rates below 40% and what that signals 
• practical tips like upgrading in a down market and avoiding buy-before-sell 

Well, I’ll make sure to link it in this episode for our listeners to have a listen 

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A ten-year ban doesn’t just end one agent’s career. It detonates a trust problem that’s been sitting in plain sight across Australian real estate for years. Ciaran O'Brien sits down with industry veteran Peter O'Malley to unpack why the Josh Tesolin case has triggered a genuine public brawl between high-profile agents, trainers, and business leaders, and why the loudest arguments aren’t really about personality, they’re about power, money, and credibility.

We get specific on the mechanics that matter to consumers: how underquoting becomes normalised, why it can look “strategic” in a hot market, and why it turns ugly when incentive fees enter the picture. Peter explains the moment many people stop seeing it as sales theatre and start seeing it as misconduct: vendors being told there’s no buyer interest, then being pushed into paying a bigger commission, only to learn demand was strong all along.

From there, we switch to practical guidance for anyone selling a home in NSW or anywhere watching these reforms closely. With auction clearance rates softening, the old tricks can backfire fast, and regulators like NSW Fair Trading are increasingly focused on price guides, compliance, and the digital footprint of campaigns. If you’re hiring an agent, we share the questions worth asking so you can protect your price, your timeline, and your peace of mind.

If this helped, subscribe, share it with a friend who’s selling, and leave a review so more Australians can find straightforward property advice.

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Sydney feels like it has hit a new gear, and not the fun kind. Buyer confidence has slipped hard, open home crowds have thinned out, and auction clearance rates are now printing numbers many people have not seen in years. We sit down and get specific about what that looks like on the ground, from the way buyers are negotiating to the brutal reality of properties that simply cannot find competition, even after price guides move.

We also pull apart what’s driving the hesitation. Interest rate risk is back in focus, with the RBA and inflation sitting over every borrowing decision, while global shocks and supply chain fears add another layer of uncertainty. Then we zoom out and ask the bigger question: if this is a downturn, why hasn’t Sydney property collapsed? We cover the key supports still holding the market up, including high immigration, rapidly rising Sydney rents, the eye watering cost of renovations, and the fact that unemployment remains steady for now.

Finally, we dig into the politics that could reshape the next phase, especially talk of capital gains tax changes aimed at property investors. If investors exit, does that free up homes for owner occupiers, or does it pour fuel on the rental crisis and make saving a deposit even harder? If you’re buying, selling, investing, or renting in Sydney, this conversation connects the dots across housing affordability, tax policy, and real world market behaviour. Subscribe, share this with someone arguing about house prices, and leave us a review with your own read on the Sydney market.

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The New South Wales government just tabled legislation that could fundamentally change how real estate agents operate. Fines are tripling, agents will be forced to publish a price on every listing, and a new statement of information will create a paper trail that makes underquoting almost impossible to hide. In this episode Peter O'Malley breaks down what the proposed bill actually says, why the days of "price on application" are numbered, and how the government is quietly laying the tracks to prosecute agents who have been getting away with this for years.

If you're buying, selling or even just watching the market, this is essential listening. You'll learn why agents underquote in the first place and why it works so well, how the new statement of information creates a trap for agents who advertise one price and expect another, and why properties passing in more than 10% above the guide will now trigger government scrutiny. Peter also shares a real example from this week of an agent quoting 2.6 million on a property where the seller wants 3.1 million and explains why that kind of behaviour is exactly what this bill is designed to catch. Whether you're about to list your home or you've ever felt misled at an auction, this episode shows you what's changing and what to watch for so you're not the one left exposed.

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The RBA just hiked rates for the second time this year and the board was split 5-4, which is rare and significant. In this episode, Ciaran O'Brien and Peter O'Malley unpacks what that split really signals, why markets are already pricing in a third hike on May 5th, and how the combination of rising rates, a Middle East conflict and growing recession talk is reshaping the property market in real time.

If you're a buyer, seller or investor trying to figure out your next move, this is the episode to listen to. You'll learn why auction clearance rates have dropped into the low 40s, what conversations agents are actually having with sellers right now, and why Peter believes buying before you sell in this market is one of the most dangerous moves you can make. You'll also hear how the rental crisis has quietly disappeared from headlines even though nothing has improved, and why the current environment ranks alongside the GFC and the pandemic in terms of market disruption. Whether you're actively in the market or watching from the sidelines, this episode gives you the real picture so you can make smarter decisions while everyone else is reacting to noise.

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In Episode 111, Peter O’Malley and Ciaran O’Brien unpack one of the most important issues sellers face during a sales campaign: the difference between genuine buyer feedback and agent conditioning. They explore how some agents win listings with overblown price expectations, then try to walk vendors back through negative commentary, and how sellers can spot the difference. It is a practical conversation about pricing, trust, market shifts, and the questions every vendor should ask before signing with an agent.

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In Episode 111, Ciaran O’Brien and Peter O’Malley sit down with special guest Mike Salvartsis, Owner Director of Real Property Buyers, for a sharp look at what is really happening across the Sydney property market. The conversation covers how global uncertainty and interest rate pressure are shaping buyer confidence, why investor activity is shifting, what is happening with first home buyers, and where the market may be heading as conditions keep changing. It is a practical, on the ground chat packed with buyer side insight, market nuance, and straight talk on where value and risk are showing up.

Be sure to check out Mike Salvartsis from Real Property Buyers at realpropertybuyers.com.au, and connect with him on LinkedIn and Instagram for more property insights, market updates, and expert buying advice.

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In this episode of Current Market Insights, Ciaran O’Brien and Peter O’Malley unpack the part of buying in NSW that most people think they understand, until it gets real. Offers are easy. Exchange is the moment it becomes binding. And the pathway you choose changes everything.  

They break it into the non binding world of verbal, letter, text, and email offers, versus the binding options where a contract is actually signed. Cooling off gets explained in plain English, including why it is designed to balance risk and why pulling out costs you 0.25% of the purchase price. Then they get into 66W and what it really means to waive your right to cool off and go unconditional.

From there, they talk about why agents push to move you from offer to contract, how gazumping happens right up until exchange, and why the modern, frictionless digital signing process can make people feel safe when they are anything but safe.

To bring it to life, they walk through the Wallara case discussed in the media. A $10.6 million sale, a deposit that was not actually there, a bounced cheque, a $100,000 transfer, and a vendor who says she only found out the full story weeks later. They also cover what happens when a buyer fails to complete, including penalty interest, the 14 day notice to complete, and why people misunderstand open ended damages.

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Ciaran O’Brien sits down with Peter O’Malley for a boots on the ground read of the Sydney property market as February 2026 wraps up. They unpack a softer feel behind the headlines, including Marrickville results that raised eyebrows and why comparing February to the same time last year matters more than week to week noise. Peter explains what he is seeing in buyer and seller behaviour right now, with vendors often taking early offers and buyers pushing back harder when expectations get ahead of reality.

They also dig into the auction stats, including the big tilt toward sold prior results, and what that says about confidence and campaign strategy. From interest rate pressure and bidder numbers, to why premium family homes still attract attention across the city, the episode lands on a clear theme. The market is moving, but it is tighter, more measured, and less forgiving of overreach. They finish with a practical outlook through March, Easter, and Anzac Day, plus what could shift if another rate hike returns in May.

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