They call it a “market.”

But when 11.3 tril in residential wealth gets funnelled through regulators, media giants, and planning departments — maybe “market” isn’t the word.

Because right now, Australia’s housing system isn’t being steered.

It’s being Micromanaged. Manipulated. And monetised.

Meanwhile… the RBA Blinks

This month, the Reserve Bank finally did what the market had been whispering about for weeks:

A 25-point rate cut, taking the official cash rate to 3.85% — the first easing since 2023.

Cue the headlines: “Rate relief for homeowners.”

Cue the banks: “We’ll pass it on… mostly.”

Quick heads-up: Before we get into the details, we wanted to share something important.

Back to the newsletter….

But don’t cue the confetti just yet.

Mortgage arrears are still rising. According to S&P, 56 Australian regions now exceed the national arrears average of 0.97% — with Victoria (1.17%), NSW (1.07%), and the ACT (1.29%) leading the charge.

When interest rates drop and stress levels rise… something’s broken. This week the headlines bring mixed predictions – the latest inflation figures tell us that further rate cuts are not a fait accomplis Of course that changes weekly doesn’t it? Either way, the property market has taken off again post election.

If rates impact demand, what’s happening on the supply side you may be wondering?

Brisbane Looks Up, Sydney Cashes In

In Queensland, Brisbane City Council is reviewing residential zoning — a quiet acknowledgment that housing supply can’t be fixed with words and waiting lists.

They’re looking at building heights, lot sizes, car parking minimums — and possibly opening the door to higher-density living near transit corridors.

Meanwhile, in Sydney’s east, the door has already opened — and fortunes are being made.

Twelve homes on Wilberforce Avenue in Rose Bay are reportedly going for a combined 165 mil after the area was rezoned for six-storey apartments (or eight if affordable housing is included).

Average value per home? Up from ~8 mil to 13.75 mil.

Not bad for a week’s policy shift.

The Illusion of Equilibrium

The housing market was never meant to be a level playing field — but now, it’s barely pretending.

We’ve got:

• The RBA pulling the price of money
• APRA regulating who gets it
• Councils restricting where it can go
• Media controlling who sees what
• And now, the ACCC investigating REA Group, accusing them of up to 78% advertising price hikes and potential anti-competitive behaviour.

Domain, for context, recently sold for 3 bil.

Not because it helps people buy property — but because it helps control the flow of attention.

When buyers are the product and agents are the customer, is it any wonder people feel locked out?

The Property Edge

This isn’t just a correction. It’s a quiet power shift.

Between interest rates, zoning reviews, media investigations, and digital disruption, the system is wobbling.

And in a market this managed, your edge isn’t luck — it’s leverage.

That means using better data. Finding overlooked opportunities. Adding your own value, not waiting for someone to hand it to you.

The rigged game is real. But you don’t have to play it their way.

You see, here’s the thing about rigged systems.

They create blind spots — and blind spots create opportunity.

As long as you follow the mainstream path, you’re just another user in the machine.

But when you use your own data, your own smarts, and your own systems — suddenly, you’re not reacting to the market… you’re manufacturing your own outcome.

AI, overlooked listings, value-add insight — this is how real operators flip the script.

You can wait for the bouncers to open the velvet rope…

Or you can build your own door.

Property Edge Takeaway:

If the game feels rigged, it’s because it is.

The good news? In rigged games, the people who build their own system win.

Until next week,

Stay sharp. Stay cynical. Stay profitable.

— Property Lovers

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