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The market is like a hot air balloon with a small hole in it, and the air is slowly leaking out. It’s being fuelled by:

- Interest rates rising
- Capital gains tax talk
- Negative gearing uncertainty
- Inflation numbers

Overall, this is causing buyers to drop off.

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1. Fix Approvals. Kill the Bottleneck.
2. Upzone Around Infrastructure
3. Incentivise Builders & Developers
4. Protect Mum & Dad Investors
5. Migration Reform + Skilled Trades Boost

Also, congratulations to Thomas Crawford for being awarded '2026 Boutique Independent Agency of the Year' - REB (Real Estate Business)

Thomas contacted me a couple of years ago, and he said, "Tom, I'm doing 200 sales a year. I want to do half. I want to get closer to my family, lose 20 kilos."

He sent me a text message the other day. He's done all of that and made 215 sales in the last 12 months 👏🏻

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If the capital gains discount is cut, here’s how it'll unfold:

• Investors make less when they sell
• Many delay selling to avoid the tax hit
• Listings drop
• Turnover slows
• Stamp duty falls
• Rental supply tightens

And when supply tightens?

Rents go up.

This isn’t theory. It’s demand and supply.

And here’s the part no one wants to say out loud 📢

75% of investors own ONE property. They’re not tycoons in Mykonos. They’re nurses, teachers, small business owners negatively gearing with the hope of one future payday.

If you change one lever without increasing supply, you don’t fix housing.

You freeze it.

One lever policy in a multi-layered crisis creates unintended consequences. Migration needs alignment. Construction needs acceleration. Trades need support.

Because if investors stop selling and supply shrinks, the people who wear it first are tenants.

And they’re already stretched.

Think carefully about this

Property doesn’t operate in isolation. It’s an ecosystem.

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• 01:32 – The ‘Name & Shame List’ in NSW
• 02:39 – Rosy Sullivan from ACOP will be speaking at KickStart26, 10 Feb, Sydney Olympic Park
• 03:55 – See you in Europe in June & July for real estate conferences and training events
• 04:40 – Each state has its own governing rules for real estate compliance

My Clearance Rate: 75%

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• 00:00 – February is the month that matters as stock floods the market before Easter
• 01:42 – Siblings fighting over money is one of the saddest things I see
• 03:44 – A rate rise is likely this week, but how significant will it be?
• 04:30 – I’m surprised by how strong property prices are right now
• 06:38 – Buyers are going to be spoilt for choice

My Clearance Rate: 75%

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Have I got a story for you today!

00:00 – Did this agent have a conflict of interest?

06:18 – Why the real estate data in January is irrelevant

08:26 – February forecast and what’s happening with interest rates?

11:25 – KickStart26, 10 Feb, Sydney Olympic Park

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01:35 - Earlier this week, I met with Angus Abadee, NSW Strata & Property Services Commissioner. There will be massive changes to the price guide legislation in 2026

03:45 – Being branded as an “Underquoting” Agent

05:13 – The market sentiment over Christmas, there’s an increase in Cancelled, Withdrawn, or Sold Prior

06:25 - We can expect Interest Rate Rises in 2026

08:27 – My Performance Coaches: Angie Dunn, Phoebe Cook, and Nicole Goldsmith

12:02 – KickStart 2026 on 10 Feb, Sydney Olympic Park (only $39 for Real Estate Gym members)

My Clearance Rate: 8/13 SOLD

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00:44 – How the 5% deposit scheme has seduced buyers
02:50 – Why we might have a rate increase next year
05:24 – How the Government has made inflation worse
08:30 – Kick Start, 10 Feb 2026
9:31 – Handling divorced listings

My Clearance Rate: 9/13 SOLD