Market Watch: November Property Performance and Key Market Influences
As we close out the year, this month’s edition of Market Watch revealed a mix of steady momentum, standout performers, and some data quirks that require careful interpretation.
To ensure the market is covered from all angles, property experts Debra Beck-Mewing and Scott Hochgesang reviewed Australian property market performance using data from Cotality (formerly CoreLogic), PropTrack, and SQM Research. Each dataset measures the market slightly differently, which is why comparing them side by side provides a more reliable picture than relying on a single source.
Deb and Scott also discussed the economic and structural factors likely to influence conditions over the next four to six weeks, before turning their attention to the pros and cons of buying property in holiday destinations.
Price Growth: November 2025 Results
Sydney
Sydney recorded moderate price growth for the month. Cotality reported 0.4%, PropTrack showed 0.3%, while SQM’s asking price data jumped 1.5%, indicating continued seller confidence despite a more measured pace of sales price growth.
Melbourne
Melbourne continued its gradual recovery, with 0.3% growth reported by both Cotality and PropTrack. SQM recorded a 0.5% rise in asking prices, suggesting a slightly more optimistic outlook from sellers than earlier in the year.
Brisbane
Brisbane delivered one of the strongest results for November. Cotality recorded 1.8% growth, PropTrack reported 0.6%, and SQM showed a significant 2.7% increase in asking prices. The gap between datasets highlights the intensity of buyer competition in certain segments and the forward-looking nature of SQM data.
Adelaide
Adelaide continued its consistent performance, with 1.9% growth via Cotality, 0.7% from PropTrack, and a 3.0% lift in SQM asking prices. The data confirms Adelaide remains one of the more resilient capital city markets.
Perth
Perth showed strong sales price growth through Cotality at 2.4%, with PropTrack reporting 0.9%. SQM, however, recorded a 0.2% decline in asking prices. Scott noted this was likely due to short-term volatility in listings rather than a genuine downturn in market conditions.
Hobart
Hobart recorded 0.9% growth via Cotality and 0.1% through PropTrack, while SQM showed a 1.0% decline in asking prices. This suggests softer seller sentiment and thinner activity heading toward the end of the year.
Darwin
Darwin remained one of the strongest performing markets, with 2.1% growth reported by Cotality, 0.2% via PropTrack, and 0.7% growth in SQM data. While still outperforming most capitals, Scott noted early signs that the pace of growth may be starting to flatten.
Canberra
Canberra posted a solid and relatively even result across all datasets, with 1.3% growth via Cotality, 0.7% from PropTrack, and 0.8% growth in SQM asking prices.
Rental Market Snapshot
Rental pressure remains evident in several markets. Darwin and Hobart recorded the strongest rental increases, with house rents rising by approximately 8% and 6% respectively, reflecting ongoing housing shortages. Brisbane and Perth also showed renewed rental growth, while other markets appear closer to affordability limits, constraining further increases.
Key Influences on the Market
Several factors are shaping market conditions as the year closes:
- The RBA held interest rates steady for a second consecutive month, with increasing discussion around whether the next move could be upward rather than downward.
- The introduction of monthly CPI reporting will give the RBA more frequent data and may lead to quicker policy responses.
- Deb and Scott noted the surprising level of optimism among property forecasters for 2026, with many still expecting double digit price growth.
- Major infrastructure planning, including early works announced for the Sydney–Newcastle fast rail corridor, continues to support long-term regional growth themes.
- Internationally, US interest rate cuts and political uncertainty were flagged as factors worth monitoring due to potential global flow-on effects.
Click here to watch Deb and Scott discuss the market review and hear their opinions on where the market is heading.
Watch the full discussion here.
INFOCUS – Holiday Destination Property Pros and Cons
For the ‘Infocus’ section of Market Watch this month, and with the summer holiday period approaching Deb and Scott turned their attention to one of the most common lifestyle-driven property questions: should you buy in a holiday destination?
What do you mean by ‘holiday’ destination?
A holiday location is generally defined as an area outside major capital cities and primary job hubs, often two to three hours or more away, where population levels fluctuate significantly during peak seasons. These locations are typically driven by lifestyle and recreation rather than employment density.
Examples discussed included coastal destinations such as the Gold Coast, Sunshine Coast, Byron Bay, Central Coast, Port Stephens, Cairns and Port Douglas, island locations like Hamilton Island, alpine regions including Thredbo and Mount Hotham, lifestyle markets such as Tasmania, and regional centres like Broome, Alice Springs, Harvey Bay, Warners Bay, and parts of the Mornington Peninsula.
As Deb and Scott pointed out, many of these locations were once considered purely holiday markets but have since evolved, in some cases becoming full residential hubs as cities expand and flexible work arrangements become more common.
For example, the Gold Coast, Sunshine Coast, Central Coast, Byron Bay and Warners Bay all started out as ‘weekender’ locations where families would set up a caravan or ‘shack’ for regular short term stays. As Deb pointed out, these areas are now some of the most expensive locations in the country.
Given these examples, it definitely makes a strong case for purchasing holiday locations though it’s still important to start with the fundamentals of good property selection.
Why Buyers Are Attracted to Holiday Locations
For many buyers, holiday properties are not purely financial decisions. They are often tied to lifestyle, family memories, and long-term aspirations.
Holiday locations can offer:
- A strong lifestyle appeal and personal enjoyment
- Larger homes and blocks compared to capital city equivalents
- Lower entry prices in some markets, particularly outside premium coastal strips
- Seasonal rental income opportunities, particularly through short-stay accommodation
- The potential for dual-purpose use, personal enjoyment combined with income
- A future retirement option or long-term lifestyle transition
With more people able to work remotely, some locations previously viewed as weekend-only markets are seeing increased permanent demand, which can support longer-term value.
The Risks Buyers Need to Understand
While the lifestyle appeal is strong, holiday destinations also come with specific risks that buyers must factor in.
Key considerations include:
- Seasonality, both in rental income and local employment
- Limited infrastructure, including access to hospitals, schools, and services
- Volatile capital growth, with periods of strong performance followed by long flat phases
- Local council risk, where poor planning decisions, zoning changes, or slow approvals can materially impact property value
- Short-stay regulation, with increasing licensing and compliance requirements in some states, including recent changes in Queensland
- Tax exposure, including land tax changes and additional charges in some states, which can significantly affect holding costs
- View risk, where future development can permanently impact outlooks and appeal, particularly in coastal and tourist-heavy locations
Scott also emphasised that holiday properties are rarely an ideal first purchase, as they typically lack the consistent tenant demand and growth fundamentals that first-time investors need.
When a Holiday Property Purchase Can Make Sense
A holiday destination purchase tends to work best when buyers are clear on their goals and realistic about the numbers.
These purchases can make sense when:
- The buyer has already established a strong financial base
- The property can generate income during periods it is not personally used
- The location is evolving from a holiday market into a residential hub
- The buyer plans to eventually retire or relocate to the area
- There is a clear personal or lifestyle reason for owning in that location
- Holding costs are manageable even during quieter rental periods
Examples discussed included established lifestyle markets that now support permanent populations, such as parts of the Central Coast, Sunshine Coast, and areas north and south of major cities that were once considered too far for daily living.
Smarter Ways to Select a Holiday Location
Deb and Scott shared several practical tips for making stronger holiday property selections.
Start by focusing on weekender corridors. These are areas approximately one to three hours from major employment hubs, where buyers initially purchase for lifestyle reasons and later transition to permanent living as infrastructure improves.
Follow infrastructure commitments, particularly new or upgraded roads, bypasses, rail extensions, and transport links. Reducing travel time by even 20 to 30 minutes can materially increase demand. Scott noted examples north and south of Perth, including Yanchep, Two Rocks and Mandurah, where transport and town centre investment has reshaped demand.
Look for anchoring or irreplaceable features that underpin long-term appeal, such as proximity to town centres, beaches, transport, chairlifts in alpine areas, or established tourism assets.
Assess whether the location is working toward year-round demand, as seen in places like Thredbo, which has expanded beyond winter skiing into summer walking, events, and wellness tourism.
Be mindful of the potential to be built out as upgrades to zoning can impact a change in value – for example if you purchase a property where a high rise could build out your view in years to come.
Always return to fundamentals:
- Purchase price relative to local incomes
- Realistic rental returns, not peak-season assumptions
- Council zoning and development controls
- Long-term employment drivers and population trends
Deb also highlighted the importance of opportunity within the property itself, such as granny flat potential, dual-occupancy layouts, or creative but compliant income strategies, provided local regulations allow.
The Right Mindset
Holiday destination purchases can be rewarding, but they require a different mindset to traditional investment property decisions. Lifestyle value and personal enjoyment are valid reasons to buy, as long as the financial implications are fully understood and planned for.
As with any property decision, what works for one buyer may not suit another. Clear objectives, realistic numbers, and careful location selection are critical. If you would like help assessing whether a holiday location purchase makes sense for your situation, or assistance sourcing and evaluating suitable options, Debra and Scott can provide tailored advice and full-service support.
Watch the full Market Watch episode.
Author: Debra Beck-Mewing
Debra Beck-Mewing is the Editor of Property Portfolio Magazine and CEO of The Property Frontline. With over 20 years of experience buying property across Australia, Debra is a skilled property strategist and buyers agent known for uncovering tailored opportunities — from family homes to multi-use investments.
She has deep expertise in advanced strategies including renovations, granny flats, sub-division, and development. A Qualified Property Investment Advisor (QPIA®), licensed real estate agent, and holder of a Bachelor of Commerce and Master of Business, Debra combines strategic insight with hands-on experience.
Debra is the creator of the Property Smart Track System™ – a professional property buying system that enables buyers to select, assess and buy property independently in today’s market. She also leads Buy Like A Genius™, a premium end-to-end buyers’ agency service for busy professionals seeking expert property acquisition without the stress.
As a passionate advocate for greater transparency in the property and wealth industries, Debra is a sought-after speaker, author, podcast host, and participates on numerous committees including the Property Owners’ Association.
