Live Australian property data
Australian Property Market Questions & Answers
Straight answers to common Australian property market questions using current Spachus listing, sold-property, pricing and market activity data across 16 markets.
Popular questions
Property market Q&A
Every answer below is refreshed from the latest available Spachus market data.
National market
Is the Australian property market falling?
Across the 16 markets tracked by Spachus, 16 of 16 markets with current peak data are at least 0.5% below their 3-year trailing 3-month median-price trend peak. Australia is not one single property market, so conditions vary significantly by city and region.
Price direction
Which Australian property markets have fallen the most from their peak?
The largest current declines from the 3-year trailing 3-month median-price trend peak are Gold Coast (13.9% below peak), Sunshine Coast (12.1% below peak), Darwin (10.4% below peak), Cairns (9.4% below peak) and Newcastle (9.2% below peak).
National market
Which Australian property market is strongest right now?
Hobart currently has the strongest Spachus Performance Score reading across the 16 tracked markets at 5.3%. The score is based on tracked sale outcomes relative to original asking prices; it should be read alongside selling time, inventory and price direction.
Negotiation
Where are the most properties selling below asking price?
In the latest 3-month Spachus reading, the highest shares of tracked sales below original asking are Geelong (89.5%), Melbourne (89.0%), Central Coast NSW (88.9%), Sydney (86.8%) and Wollongong (84.9%).
Negotiation
Where are the fewest properties selling below asking price?
In the latest 3-month Spachus reading, the lowest shares of tracked sales below original asking are Hobart (28.8%), Canberra (51.3%), Perth (58.1%), Cairns (59.6%) and Townsville (59.7%).
Negotiation
How common is selling below asking across Australia?
15 of the 16 Spachus markets currently have at least half of tracked sales in the latest 3-month reading selling below the original asking price. This is a negotiation indicator, not a direct measure of total market price growth or decline.
Selling time
Which property market is taking the longest to sell?
The longest current median selling times are Melbourne (92 days), Cairns (56 days), Perth (56 days), Sunshine Coast (54 days) and Gold Coast (49 days).
Selling time
Which property market is selling the fastest?
The shortest current median selling times are Hobart (29 days), Adelaide (34 days), Sydney (37 days), Central Coast NSW (41 days) and Canberra (42 days).
Median prices
Which Australian market has the highest median house price?
The highest latest completed-month house medians across the 16 tracked markets are Sydney ($1,300,000), Gold Coast ($1,250,000), Sunshine Coast ($1,240,000), Wollongong ($1,160,000) and Brisbane ($1,045,000).
Median prices
Which Australian market has the highest median apartment price?
The highest latest completed-month apartment medians across the 16 tracked markets are Gold Coast ($935,000), Sunshine Coast ($855,000), Brisbane ($800,000), Wollongong ($755,000) and Newcastle ($745,000).
Methodology
What is the Spachus Performance Score?
The Spachus Performance Score is a sale-outcome measure derived from tracked property sales and their original asking prices. A stronger reading indicates sale outcomes are holding up better relative to original asking prices, while a weaker or more negative reading indicates greater buyer negotiation pressure. It is best used with other indicators rather than on its own.
Methodology
What does 'selling below asking' mean on Spachus?
Selling below asking means the tracked sold price is below the property's original asking price captured by Spachus. The public Q&A uses the latest 3-month Spachus sales reading. Listing prices represent advertised seller expectations rather than formal property valuations.
Major markets
Is the Brisbane property market falling?
Spachus currently tracks Brisbane using sold-property, listing and market activity data. Its current trailing 3-month median-price trend is 8.1% below its 3-year trend peak reached in Apr 2026. In the latest 3-month reading, 70.1% of tracked sales sold below the original asking price. Median time to sell is currently 46 days.
Major markets
Is the Sydney property market falling?
Spachus currently tracks Sydney using sold-property, listing and market activity data. Its current trailing 3-month median-price trend is 8.0% below its 3-year trend peak reached in Jan 2026. In the latest 3-month reading, 86.8% of tracked sales sold below the original asking price. Median time to sell is currently 37 days.
Major markets
Is the Melbourne property market falling?
Spachus currently tracks Melbourne using sold-property, listing and market activity data. Its current trailing 3-month median-price trend is 4.2% below its 3-year trend peak reached in Dec 2025. In the latest 3-month reading, 89.0% of tracked sales sold below the original asking price. Median time to sell is currently 92 days.
Major markets
Is the Gold Coast property market falling?
Spachus currently tracks Gold Coast using sold-property, listing and market activity data. Its current trailing 3-month median-price trend is 13.9% below its 3-year trend peak reached in Mar 2026. In the latest 3-month reading, 74.7% of tracked sales sold below the original asking price. Median time to sell is currently 49 days.
Major markets
Is the Sunshine Coast property market falling?
Spachus currently tracks Sunshine Coast using sold-property, listing and market activity data. Its current trailing 3-month median-price trend is 12.1% below its 3-year trend peak reached in Apr 2026. In the latest 3-month reading, 67.3% of tracked sales sold below the original asking price. Median time to sell is currently 54 days.
Major markets
What is happening in the Perth property market?
Spachus currently tracks Perth using sold-property, listing and market activity data. Its current trailing 3-month median-price trend is 8.0% below its 3-year trend peak reached in Mar 2026. In the latest 3-month reading, 58.1% of tracked sales sold below the original asking price. Median time to sell is currently 56 days.
Major markets
What is happening in the Adelaide property market?
Spachus currently tracks Adelaide using sold-property, listing and market activity data. Its current trailing 3-month median-price trend is 5.8% below its 3-year trend peak reached in Apr 2026. In the latest 3-month reading, 74.9% of tracked sales sold below the original asking price. Median time to sell is currently 34 days.
Major markets
What is happening in the Hobart property market?
Spachus currently tracks Hobart using sold-property, listing and market activity data. Its current trailing 3-month median-price trend is 1.7% below its 3-year trend peak reached in Oct 2025. In the latest 3-month reading, 28.8% of tracked sales sold below the original asking price. Median time to sell is currently 29 days.
Negotiation
Where do buyers appear to have the most negotiating leverage?
Geelong currently has the highest share of tracked sales below original asking across the 16 markets at 89.5%. That can indicate stronger buyer negotiating leverage, but it should be considered with selling time, supply and price direction.
Methodology
How does Spachus calculate a market's decline from peak?
Spachus uses the overall monthly median-price history and applies a trailing 3-month average to reduce month-to-month noise. It then compares the latest completed-month trend reading with the highest trend reading within the latest 36 completed months. The percentage shown is the distance below that trend peak.
Methodology
Are listing prices the same as sold prices?
No. A listing price reflects the seller's advertised expectation, while a sold price records the transaction outcome. Spachus tracks the relationship between the original asking price and the final sold price because the gap can reveal changing negotiation conditions.
Methodology
How current is the data on this page?
This page is updated from the latest available Spachus market data. Different indicators update on different schedules; the newest source reading used on this page is dated 31 October 2026. Median-price rankings use the latest completed month so incomplete current-month data does not distort the comparison.
Spachus AI
Can I ask Spachus a more specific property market question?
Yes. Ask Spachus AI can query Spachus market data for more specific questions, comparisons and rankings. This public Q&A page covers the most common questions; Ask Spachus AI is designed for more tailored queries.
All 16 markets at a glance
Current public comparison data used by the answers above.
| Market | Below asking | Time to sell | From 3-year trend peak | House median | Active listings |
|---|---|---|---|---|---|
| Adelaide | 74.9% | 34 days | 5.8% below | $865,000 | 3,866 |
| Brisbane | 70.1% | 46 days | 8.1% below | $1,045,000 | 10,660 |
| Cairns | 59.6% | 56 days | 9.4% below | $755,000 | 1,506 |
| Canberra | 51.3% | 42 days | 2.5% below | $935,000 | 2,022 |
| Central Coast NSW | 88.9% | 41 days | 6.5% below | $1,035,000 | 1,607 |
| Darwin | 60.7% | 44 days | 10.4% below | $697,500 | 706 |
| Geelong | 89.5% | 48 days | 3.7% below | $725,000 | 3,682 |
| Gold Coast | 74.7% | 49 days | 13.9% below | $1,250,000 | 4,323 |
| Hobart | 28.8% | 29 days | 1.7% below | $840,000 | 1,124 |
| Melbourne | 89.0% | 92 days | 4.2% below | $775,000 | 23,436 |
| Newcastle | 82.1% | 48 days | 9.2% below | $995,000 | 2,183 |
| Perth | 58.1% | 56 days | 8.0% below | $930,000 | 12,098 |
| Sunshine Coast | 67.3% | 54 days | 12.1% below | $1,240,000 | 2,388 |
| Sydney | 86.8% | 37 days | 8.0% below | $1,300,000 | 16,924 |
| Townsville | 59.7% | 43 days | 3.1% below | $721,000 | 1,384 |
| Wollongong | 84.9% | 43 days | 6.3% below | $1,160,000 | 1,052 |
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Explore Spachus ProHow to read this data
Spachus tracks Australian property listings and sold outcomes independently of the real estate industry. Different indicators operate over different windows: below-asking figures use the latest 3-month reading, median-price rankings use the latest completed month, and peak comparisons use a trailing 3-month median-price trend across the latest 36 completed months. Market statistics are indicators rather than property valuations or financial advice.
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