In this episode of the Australian Property Investment Podcast, I share why the property market will never be the same and why this spring could be the best opportunity we’ve seen since Covid. From banks scrapping fully assessed pre-approvals to auction clearance rates surging, there are some powerful signals every investor needs to pay attention to.
The reality is, this is a seller’s market that rewards action takers. If you’ve been sitting on the fence, waiting for the “perfect” time to buy, you might find yourself priced out in 2025 as competition heats up.
In this article, I’m breaking down the key insights from the episode and giving you the next 2–3 moves to make right now so you can secure finance, get your strategy locked in, and play offence with confidence before the market runs away from you.
The Market Is Heating Up Fast
This spring feels different. I haven’t seen conditions like this since the Covid boom. Buyers are moving without pre-approvals, banks are taking longer to process applications, and just about everything is heading to auction.
Why This Matters
- Banks are under pressure: A typical turnaround time used to be three to five business days. Now it’s stretching to seven to ten.
- Pre-approvals are changing: Some lenders have stopped offering fully assessed pre-approvals, which means you might think you’re “approved” only to find you’re not when it matters.
- Competition is back: More listings are coming online, but demand is strong and it’s the buyers who can move quickly that are winning.
If you’re struggling to get into the market now, you’ll likely find it even harder in 2025. The market rewards those who are prepared and decisive.
Get Clarity Before You Buy
Before you even look at listings, you need clarity and confidence about what you’re doing and why. Buying property is like a team sport and just like a football club that makes it to the finals, you need a game plan and the right support team around you.
Ask yourself:
- What’s my property strategy? (growth, yield, balance)
- Who’s on my team? (broker, buyer’s agent, accountant, solicitor, property manager)
- Are they all aligned and working towards the same goal?
This preparation is what allows you to act quickly and with confidence when the right property appears.
The Three Big Levers Every Investor Must Master
When we work with clients, we focus on three main levers: borrowing capacity, equity, and cash flow. These are the foundations of building and scaling a successful property portfolio.
1. Borrowing Capacity — Your Engine
Your borrowing capacity is what fuels your ability to buy.
- Boost income where you can: Include commissions, overtime, bonuses, and even side hustles where possible.
- Cut the dead weight: Credit cards, car loans, and personal loans all slash your capacity. If you can pay them off, do it.
- Think structure first: The right loan structure matters more than the interest rate when you’re trying to scale a portfolio.
2. Equity & Deposits — Your Fuel
Once you know how much you can borrow, the next step is figuring out where the deposit is coming from.
- Run multiple valuations: Don’t just accept one – we run up to ten for clients to find the best result.
- Use LMI strategically: Paying LMI isn’t always a bad thing if it allows you to buy sooner or purchase multiple properties.
- Consider guarantor options: If you’re a first-time buyer, this can get you into the market without using cash.
3. Cash Flow — Your Grip Strength
Cash flow is what allows you to hold properties long enough for them to grow in value.
- Build buffers in offset accounts or redraw facilities.
- Factor in all expenses including rates, insurance, land tax, and potential vacancies.
- Be honest about what’s discretionary in your spending and what you can cut if you need to.
Remember: the investors who can hold on the longest are usually the ones who win.
Advanced Strategies for Serious Investors
If you’re ready to level up, here are some of the strategies we discuss with our most successful clients.
Get on the Same Page as Your Partner
Whether you’re buying with a partner or a business associate, you need to be aligned on:
- Price range and asset type
- Yield expectations
- Time horizon (hold long term or sell?)
- Who handles what (broker, contracts, property management)
This avoids arguments and decision delays that can cost you deals.
For Self-Employed Investors
Business owners often leave borrowing power on the table by focusing too much on minimising tax and not enough on what the banks see as income. Working with a broker who understands self-employed lending policy is crucial, not every lender looks at your financials the same way.
Why Spring 2025 Could Be a Turning Point
Listings are increasing, rates are steady (with the possibility of cuts later this year), and incentives like the First Home Buyer Guarantee are still live. Combine this with strong demand and low building supply, and we’re looking at a market that could surge again.
The investors who will win are the ones who have their finance organised, their team ready, and the ability to make fast, confident offers.
Next Steps: What You Can Do Today
Here’s how to get yourself ready:
- Close unused credit cards and reduce debt where possible.
- Run multiple valuations on your existing properties.
- Build your cash buffer so you can hold properties through tough times.
- Lock in your team – broker, accountant, buyer’s agent, solicitor.
- Get clear on your goals for the next 1–5 years.
- Join a community of investors – our Property Accelerator is open for those who want to learn, share wins, and stay accountable. Keen to join Property Accelerator? Let us know.
Final Thoughts
The property market is changing quickly, and sitting on the fence could cost you. The best way to prepare is to get clear on your strategy, strengthen your financial position, and surround yourself with the right team.
If you need help figuring out your next 2–3 moves, we’d love to chat. Book a portfolio review with our team and we’ll show you how to get on the front foot before the market takes off.
