▶ Watch the full video on YouTube: AU Property Daily: Investor Lending +18.8% While Auctions Fall 20% | Thursday 6 August

Your competition did not leave the market this year — it grew 18.8%. That is the Bureau of Statistics on investor home loans, and it changes how you should read the headlines about falling auctions and softer conditions.

The real story is not that demand vanished. It is that sellers are pulling back while investors are still active, which means less stock and more competition for the properties that do come to market. If you are buying now, that difference matters more than the broad market commentary.

The headline fall and the stronger underlying demand

The March quarter did show a real slowdown in one measure: new loan commitments fell 6.2%.

But zoom out a little and the picture changes:

  • Total commitments were up 8.6% over the year.
  • Owner occupier lending rose 2.5%.
  • Investor lending rose 18.8%.
  • By dollars, investor lending was up 25.3%.

That last number matters because it means the loans are not just more numerous — they are bigger. In other words, there is still meaningful capital chasing residential property.

Why fewer auctions does not mean fewer buyers

At the same time, the number of homes going to auction is down nearly 20% on a year ago.

The reason matters. The article itself points to nervous sellers taking their chances privately or parking their plans to sell altogether. That is not buyers disappearing — that is sellers withdrawing.

So the market is not “easing” in the simple sense. It is splitting into two clocks:

  • the seller’s clock says wait
  • the investor’s clock says now

When listings are down nearly 20% and investor finance is up nearly 19%, those arrows point in opposite directions. That is the tightest setup a buyer can face, even if the headlines describe it as a downturn.

The deadline effect: why some money is moving now

There is also a deadline in play.

The federal government has announced a ban on self-managed super funds borrowing to buy residential property. Charter Keck Kramer says 22,000 of the 23,000 off-the-plan apartments being marketed nationally sit in projects that lean on those buyers for early pre-sales.

That creates urgency. Investors with a deadline do not wait around for a better print.

The same report also notes construction costs are still climbing, which adds another layer of pressure to new stock and pre-sale activity.

Bridgewater: tight rentals, cheap entry, but not a growth story

One of the suburb examples from the data was Bridgewater, 20 kilometres north of Hobart.

It sits in the 97th percentile on our R-Score, which flags it as a stronger market on our framework. But the honest read is more nuanced.

What the data says:

  • vacancy has tightened from around 2% on the 12-month average to under 1% on the latest signal
  • gross yield is near 5.8% at a $570,000 entry
  • prices are flat, up 0.1%
  • only 42% of dwellings are owner-occupied

That is not a growth story. It is a tight rental market with a relatively cheap entry point.

The owner-occupier share is the key caution here. A suburb that is majority rented has a thinner resale pool, which is exactly why street-level work matters so much.

Menora: thin supply and a tenant-heavy profile

The second suburb was Menora, 4 kilometres from the Perth city centre, sitting in the 100th percentile.

Here the data shows:

  • zero new supply added in the past year
  • a recent yield signal of 6.7%
  • the 12-month rolling average yield is 4.7%
  • prices are down 0.6%
  • owner occupation is just 37%

Again, the point is not to overstate a headline. The recent yield signal is running well above trend, so the right read is a range, not a single number.

But the broader picture is clear: this is a genuinely tenant-heavy market with no new supply added and a yield profile that demands careful interpretation.

Why street level beats suburb averages

The most useful part of the transcript was the street-by-street breakdown.

In the same suburb map:

  • one street priced at around $576,000
  • another sat around $238,000
  • that is a gap of over $300,000

Yield also inverted on the map:

  • the strongest cash-return streets were just over 5.3%
  • the weakest were closer to 4.8%

And owner-occupier share swung from under 40% in renter-heavy pockets to over 70% in owner-dominant streets.

The same applied to social and public housing concentration, which ranged from zero on some streets to well over half on others.

That is the real lesson: the suburb average does not tell you what you are buying. The street does.

The Ripehouse Advisory take

The market is not one thing right now. Seller activity is softer, but investor capital is still rising, and in some parts of the market that means tighter competition, not less.

If you are buying well, the job is not to guess the headline. It is to identify the part of the market where entry is rational, vacancy is tight, and the holding numbers make sense — then drill down to street level before you bid.

That is exactly where professional research and a buyers agent add value: separating a cheap market from a genuinely good-value purchase.

Download our no-cost Top Five Markets Report 2026 → https://ripe.house/brief-twoclocks

General information only, not financial advice.