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First Home Buyers Guide Australia 2026
Grants, schemes, deposit maths, stamp duty by state, FHSS strategy and an interactive calculator — everything Australian first home buyers need.
This Week in Australian Property — 2 November 2026 — National Property Values Contract Eight Point One Percent From March Peak
National dwelling values have contracted 8.1% from their March 2026 peak, marking the sharpest decline in four decades. This seventh consecutive month of falls reflects the cumulative impact of the RBA's aggressive rate hiking cycle, with markets now pricing a 62% probability of a further lift to 4.85% on Melbourne Cup Day. Such a move would add approximately $578 monthly to average mortgage repayments, deepening affordability pressure across capital cities.
Sydney's premium suburbs—Randwick, Surry Hills and Kirribilli—continue outperforming the broader market, whilst Adelaide and Brisbane lead national price falls. Brisbane's auction market faced particular challenges this week, with clearance rates deteriorating amid buyer hesitation. Meanwhile, Darwin recorded a monthly dip in October despite solid annual growth, suggesting momentum is moderating across secondary markets.
Supply dynamics remain mixed. Apartment approvals continue climbing, with 34 new land releases announced for November across six states. This increased housing stock reflects state government efforts to address supply constraints, though stamp duty and land tax settings continue shaping buyer behaviour. The rental market is also evolving, with new community-style developments emerging in Brisbane to meet changing tenant preferences.
For investors and homeowners, this week's data carries material implications. The 8.1% decline resets capital gains tax calculations significantly—cost base record-keeping and the 50% discount rule become critical planning tools. Simultaneously, almost 25,000 households now face mortgage default risk as the "mortgage cliff" deepens, placing pressure on both borrowers and lenders.
Auction conduct scrutiny also emerged this week, following The Block's last-minute order switch, raising questions about transparency in high-profile sales.
Watch Next Week: The RBA's Melbourne Cup Day decision on 4 November will prove decisive. Concurrent with upcoming land release data and continued auction monitoring, buyers and investors should prepare contingency plans for the anticipated rate environment.
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View all →RBA Rate Tracker
Updated dailyCurrent Rate
4.35%
Next Meeting
1d
Expectation
hold
Auction Clearance
Next results: SaturdayMortgage Rates
Full comparison →| Lender | Variable | 1yr Fixed |
|---|---|---|
| Big 4 Average | 6.79% | 6.39% |
| CBA | 6.84% | 6.44% |
| Westpac | 6.79% | 6.39% |
| ANZ | 6.74% | 6.34% |
| NAB | 6.79% | 6.39% |
| Macquarie | 6.59% | 6.19% |
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Market and StrategyAustralian Rental Market Analysis — Understanding Vacancy, Yield, and Rent Growth
Australia's rental market analysed: vacancy rates at generational lows, rent growth metrics, gross vs net yield, the housing undersupply, and what it means for investors.
InvestingCommercial Property Investment in Australia — A Beginner's Guide
Commercial property in Australia delivers higher yields and longer leases than residential. Learn asset classes, lease structures, financing, and due diligence essentials.
InvestingProperty vs Gold — Which is the Better Wealth Store?
Compare property vs gold investment returns in Australia. Analysis of 40+ years performance, tax implications & wealth preservation strategies for investors.
Compare Real Estate Options
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Buying and FinanceLMI vs Family Guarantee — Two Ways to Buy with a Small Deposit
LMI lets you buy with less than 20% deposit by paying a one-off insurance premium. A family guarantee uses a relative's property as additional security and avoids LMI entirely. Full comparison of costs, risks and eligibility.
Buying and FinanceOffset Account vs Redraw Facility — Key Differences Explained
An offset account reduces interest while keeping savings accessible. A redraw facility lets you access extra repayments but with more restrictions. Full comparison for Australian home loan holders.
Market and StrategyBuying vs Renting in Australia — The 2026 Break-Even Analysis
Buying builds equity but costs more upfront and ties up capital. Renting preserves flexibility. Whether buying beats renting in 2026 depends on your city, deposit size, and how long you plan to stay.
Property Intelligence
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Property Tax & Finance34 New Land Projects Release Lots Across Australia This Month
Realestate.com.au's November tally of 34 new land releases across six states highlights how stamp duty and land tax settings quietly shape where Australians choose to build, as the RBA's 4.35% cash rate squeezes borrowing capacity.
2 Nov 2026
RBA & MacroRBA Cup Day Call: 62% Odds of Hike to 4.85%, $578 Hit Looms
Markets price a 62% chance the RBA lifts the cash rate to 4.85% on Melbourne Cup day, the fifth hike this year, adding $578 a month to the average mortgage while banks sit on billions in low-interest savings.
2 Nov 2026
National PropertyThe Block's $152m Shortfall: A Lesson for Mum-and-Dad Builders
According to realestate.com.au , a Herald Sun analysis of 18 editions of Channel 9's The Block, spanning 2011 to 2025, found the properties fetched a combined $230.3m at auction against almost $383m in land acquisition and assessed construction costs — a $152m gap. BMT Tax Depreciation chief executive Bradley Beer says the shortfall is "actually a little worse" than the headline figure because it excludes demolition and financing costs. For anyone watching renovation television and imagining a similar build-and-flip strategy, the numbers carry a blunt warning.
1 Nov 2026
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