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Why Most Property Market Research Fails
Most buyers check:
- Median prices
- Auction rates
- Days on market
- Vacancy rates
These signs show the past. They apply to houses and are vital for your first apartment checklist.
By the time prices rise 15%, smart buyers bought 18 months ago.
A better way: Track big projects to see the future. Use this market analysis to see the full picture.
What Smart Buyers Track
Smart buyers track three main things for their property market research:
1. Big Infrastructure Investment
Ignore "planned" work. Look for:
- Real funding
- Fixed dates
- Approvals
This infrastructure investment drives growth.
Where to find data:
- Infrastructure Australia
- State budgets
- Council sites
- Transport lists
2. Major Employers
Big firms plan ahead. You can see signs 2-5 years early:
- Planning permits
- Government news
- Office leasing
- Council reports
3. Zoning Changes
Councils change zoning to allow more homes. This boosts value before building starts.
Real Example: Brisbane Olympics
July 2021: Brisbane won the 2032 Olympics.
Most buyers: Thought it was good news. But they did nothing.
Smart buyers: Read the plans:
- 45 projects worth $7.1 billion
- New rail lines
- Work in 16 suburbs
The result: Smart buyers bought in suburbs like Northgate. Prices grew 23.6% by 2025, outperforming standard Australian property trends. The average was only 8.8%. Use our property investment calculator to model potential returns on growth suburbs. It factors in purchase costs, rental yield, capital growth projections, and opportunity cost to help you compare investment options objectively.
Train Station Areas
States plan to grow areas near trains.
NSW: 45 Priority Areas Includes:
- Bankstown
- Sydenham
- Pyrmont
Victoria: 60 Centres Includes:
- Sunshine
- Box Hill
- Dandenong
- Werribee
These spots are cheap now because people worry about noise. But prices often rise after work finishes.
Future vs Past Signs
Lagging signs (The Past):
- Sale prices
- Auction rates
- Days on market
Leading signs (The Future):
- Funded projects
- New jobs
- Zoning changes
- Transport plans
These signs give you a big edge in your analysis.
How to Find Data
Federal Level
- Go to Infrastructure.gov.au
- Check priority projects
- Filter by state
- Look for "committed" status
State Level
- Read state budget papers
- Find transport sections
- Note names and dates
Council Level
- Visit council websites
- Find planning sections
- Look for big projects
- Check meeting notes
Transport Departments
- NSW: Transport for NSW
- VIC: Big Build
- QLD: TMR
Spend 2-3 hours on this property market research and you can find 5-10 good suburbs.
Where Infrastructure Investment Is Happening
Track big projects in each state:
Queensland:
- Olympic venues
- Bruce Highway
- Cross River Rail
New South Wales:
- Western Sydney Airport
- Sydney Metro
- Regional transport
Victoria:
- Suburban Rail Loop
- Crossing removals
- Airport Rail Link
Find dates on government sites to see Australian property trends.
Three Questions to Ask
Ask this for any suburb:
1. Is it funded?
Ignore plans. Trust real funding. Use a estimator to check prices.
2. How close is it?
- 800m to station = Best
- 2km = Good
- Over 5km = Less benefit
3. When does it finish?
Prices rise before work ends. They peak soon after.
Buyers should time this right. Don't stretch for a "hot" suburb that has already peaked in Australian property trends.
Best case: The project ends in 2-4 years. Prices are still low. The home is within 2km.
Common Mistakes
Don't skip these steps.
Mistake 1: Trusting News
Leaders promise things. But wait for signed contracts.
Mistake 2: Ignoring Timelines
A 10-year project won't help soon. Your money sits idle.
Mistake 3: Forgetting Supply
Too many new homes can limit price growth.
Mistake 4: Buying Too Late
Prices rise early. Buy 2-4 years before work ends.
Mistake 5: Ignoring Basics
Jobs, schools, and shops still matter. Don't ignore this on your first apartment checklist.
Your Research Routine
Monthly (30 mins)
- Check Infrastructure Australia for infrastructure investment
- Scan state news
- Look for council approvals
Every 3 Months (2-3 hours)
- Read budget papers
- Check transport dashboards
- Review council plans
- Check prices
Yearly
- Find new growth areas
- Look for projects ending soon
- Review your targets
Tips by Buyer Type
Match research to your goals.
First Home Buyers
Focus on:
- Growth areas in budget
- Projects ending soon
- Government schemes
Apartment Buyers
Check more than the building. Your apartment market research requires different focus than houses. Use our comprehensive first apartment checklist covering 127 essential items from strata analysis to building-specific considerations. This should include:
- Strata fees and levy history
- Building age and maintenance standards
- Recent sales and price per square metre
- Builder reputation and defect history
Investors
Look for:
- Cash flow
- Rental demand
- Tenant types
New projects boost rents first. This helps investors.
New Apartment Analysis
Check these market factors for your new apartment checklist:
- Supply - Are many new units planned?
- Sales - Check recent sales of similar units.
- Strata - Look for issues or high fees.
- Age - Older blocks need more repairs.
- Yield - Compare rent to nearby suburbs.
Don't pay too much. Use data, inspections, and a new apartment checklist.
Tools and Resources
Free Resources
- Infrastructure Australia
- ABS (Population data)
- State budgets
- Council sites
Paid Data
- CoreLogic
- Domain Insights
- SQM Research
Free sources work well. Paid tools help speed up the process.
The Bottom Line
The project map is public. Most buyers just don't look. This research is crucial for any first apartment checklist.
Spend a few hours looking to find suburbs with funded projects. Buy before prices rise.
The data is free. You just need patience. Understanding Australian property trends is key.
See our market trends and value estimator for more help. First-time buyers should also check government home schemes to maximise their buying power. Australian expats can use our expat tax calculator to model foreign resident CGT implications before investing.
Your New Apartment Checklist
Add these research steps to your new apartment checklist.
Building Analysis
- Price history in the building
- Compare to neighbors
- Recent sales
- Price per square metre
Strata Research
- Levy trends (5 years)
- Planned works
- Management quality
- Owner vs investor mix
Area Analysis
Supply:
- New approvals nearby
- Construction plans (2-3 years)
- Sales rates
Demand:
- Migration trends
- New jobs
- Transport upgrades
- New amenities
Timing Your Purchase
Understand market cycles.
Buyer's Market Signs
- Days on market go up
- Clearance rates below 60%
- More listings than sales
- Prices drop below asking
Your Advantage:
- More time for research
- Less competition
- Better deals
- More choice
Seller's Market Signs
- Days on market go down
- Clearance rates above 75%
- Fast sales
- Multiple offers
Your Strategy:
- Move fast
- Do research early
- Get finance approved
- Know your limit
Combining Research and Inspection
Use market data when you inspect.
Before Viewing
- Check nearby projects
- Check migration
- Check sales
- Check supply
During Viewing
- Inspect the home
- Check condition
- Check quality
- Note issues
After Viewing
- Combine findings
- Set value
- Plan offer
- Decide
This helps you buy well.