Weekly Rents: National Up, Capitals Split — Week Ending 2 August 2026

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The national rental market continues to tighten, but the headline number now conceals more than it reveals. National advertised rents rose $2.85 this week to $776.53 — up 7.3% on the same week last year — while the Cap City Average actually slipped $0.32 to $746.77. That gap between the national figure and the capital-city average is widening, and it tells you where the pressure is building: outside the averages, in specific segments and specific cities.

Sydney: a two-speed market at the top

Sydney remains in a league of its own. Houses now average $1,062.02 per week — up $2.57 on the week and 8.9% over twelve months — while units sit at $935.61, up $3.97 on the week and 7.3% on the year. Both segments are still rising, but the $126 gap between houses and units is the widest of any capital. For investors, the unit segment is where yield arithmetic still works in Sydney; the house segment is now a pure scarcity play.

Melbourne: the quiet convergence

Melbourne is the quiet achiever this week. Units rose $3.97 to $673.50 — up 7.3% year-on-year — while houses added $2.24 to reach $693.82, up 6.6%. The gap between Melbourne houses and units is now just $20 a week, the narrowest of any capital. Twelve months ago that spread was materially wider. When units converge on houses like this, it usually signals sustained tenant demand being priced out of the house segment first — a pattern that historically precedes broader unit-rent acceleration.

Canberra: same city, opposite directions

Canberra produced the largest single-week move of any capital: houses jumped $10.28 to $824.09. In the same week, Canberra units fell $3.29 to $633.90. One city, two markets moving in opposite directions. Houses are up 4.5% on the year; units are up 4.0%. Weekly volatility is normal in smaller markets, but a $10-plus weekly move in houses is worth watching — if it holds next week, it marks a genuine step-change rather than noise.

Darwin: the twelve-month standout

Darwin remains the strongest annual growth market in the country — the only capital with double-digit growth in both segments. Houses are up 10.2% and units up 10.5% year-on-year. This week, however, illustrates why single-week Darwin numbers need care: units fell $22.21 to $671.12 while houses were flat at $846.13 (up $0.06). With only 137 house and 138 unit listings in the sample, a handful of new listings can swing the average. The twelve-month trend is the signal; the weekly move is mostly noise.

Perth and Adelaide: the rotation continues

Perth units are up 10.4% on a year ago — the second-strongest annual figure in the country — even as Perth houses have cooled to 5.3% annual growth. Adelaide shows the same rotation in miniature: houses steady at $704.93 (up 6.8% on the year), while units fell $4.11 this week but remain up 8.1% annually. The rental shortage hasn't resolved; it has rotated from houses to units and from the big two capitals to the mid-sized markets.

Brisbane and Hobart

Brisbane was flat this week — combined rents up just $0.18 to $768.76 — but remains up 7.5% on the year, with houses at $791.73 (up 9.0% annually). Hobart units jumped $6.26 to $546.31, though the annual figure (up 1.7%) confirms Hobart remains the softest twelve-month market in the country.

What this means

The national number says rents are still rising at more than 7% a year. The city-level data says the growth is concentrating — in Sydney houses, in Melbourne and Perth units, and in Darwin across the board. For investors, the opportunity set is no longer "property" as an asset class; it is specific dwelling types in specific cities. The data is telling you exactly which ones.

The full data — week ending 2 August 2026

City	Dwelling	Avg Weekly Rent	Chg on Prev Wk	Rolling Mth	Chg 12 Mth
Sydney	All Houses	$1062.02	+$2.57	+0.3%	+8.9%
Sydney	All Units	$935.61	+$3.97	+0.9%	+7.3%
Sydney	All Combined	$983.66	+$3.51	+0.7%	+7.9%
Melbourne	All Houses	$693.82	+$2.24	+0.9%	+6.6%
Melbourne	All Units	$673.50	+$3.97	+1.3%	+7.3%
Melbourne	All Combined	$685.16	+$2.96	+1.1%	+6.9%
Brisbane	All Houses	$791.73	+$0.46	-0.4%	+9.0%
Brisbane	All Units	$730.91	+$0.13	-0.7%	+5.4%
Brisbane	All Combined	$768.76	+$0.18	-0.5%	+7.5%
Perth	All Houses	$778.41	+$0.33	-0.4%	+5.3%
Perth	All Units	$754.26	+$2.05	+0.5%	+10.4%
Perth	All Combined	$772.40	+$0.86	-0.2%	+6.5%
Adelaide	All Houses	$704.93	+$0.52	0.0%	+6.8%
Adelaide	All Units	$592.01	-$4.11	+0.6%	+8.1%
Adelaide	All Combined	$679.04	-$0.11	+0.3%	+6.9%
Canberra	All Houses	$824.09	+$10.28	+1.3%	+4.5%
Canberra	All Units	$633.90	-$3.29	-0.9%	+4.0%
Canberra	All Combined	$698.56	+$0.07	+0.3%	+3.5%
Darwin	All Houses	$846.13	+$0.06	-0.8%	+10.2%
Darwin	All Units	$671.12	-$22.21	+2.0%	+10.5%
Darwin	All Combined	$758.31	-$11.68	+0.2%	+8.7%
Hobart	All Houses	$661.84	+$2.76	+0.9%	+6.6%
Hobart	All Units	$546.31	+$6.26	+1.1%	+1.7%
Hobart	All Combined	$628.25	+$1.60	-0.2%	+6.1%
National	All Houses	$774.79	+$2.13	+0.5%	+6.8%
National	All Units	$779.02	+$3.87	+1.0%	+8.0%
National	All Combined	$776.53	+$2.85	+0.7%	+7.3%
Cap City Average	All Houses	$795.37	+$2.40	+0.2%	+7.3%
Cap City Average	All Units	$692.20	-$1.66	+0.6%	+7.0%
Cap City Average	All Combined	$746.77	-$0.32	+0.2%	+6.8%

Average advertised weekly rent across all listings available during the week, Ripehouse Advisory rental listings database. Week runs Monday to Sunday; capital cities defined by GCCSA boundaries.