Friday 16th January 2026

Please note this communication is not a research report and has not been prepared by NAB Research analysts. Read the full disclaimer here.

Australia’s housing market keeps getting more expensive, yet the real issue isn’t just how many homes we build — it’s how slowly they are changing hands. Dr Nicola Powell, chief economist at Domain, says turnover has become a structural drag, creating inefficiencies that stem far more from policy settings than from raw supply. Even with immigration easing, demand still outpaces movement, and rising prices continue to inflate the value of the national housing stock far faster than the number of dwellings themselves. Building approvals have jumped, apartment plans are surging, and forecasts point to further price gains in 2026, but the deeper question remains: why isn’t the market slowing? From interest‑rate dynamics and construction costs to population shifts and the FOMO factor, today’s episode digs into the mechanics behind a market that pushes prices ever high, well beyond the bounds of affordability.

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