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Behind The Numbers: Property Wrap: Daily Summaries Delivered
by Sadhana Smiles
Welcome to Behind the Numbers, the podcast that helps you make sense of the Australian real estate market. Whether you’re buying, selling, investing, or working as an agent, we break down the latest trends and insights to help you navigate the property landscape with confidence.I’m your host, Sadhana Smiles, and with over 30 years in real estate, I’ve seen how tricky it can be to keep up with fluctuating prices, clearance rates, and market shifts. That’s why we’re here—to cut through the noise and give you clear, actionable insights.So, whether you’re planning your next move or just curious about what’s driving the market - let’s dive into the numbers shaping Australian property with a team of experts in the know.Reach out at: https://www.linkedin.com/in/sasmiles/
Latest Episodes
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- 3 days ago41 min
The Superannuation Conversations We Need to Have -Future Proof Your Super Series with REI Super
Financial wellbeing isn't built in a single moment. It's shaped by the decisions we make throughout our lives. In the first episode of our special three-part Future-Proof series, proudly presented by REI Super and Real Estate Industry Partners, Sadhana Smiles is joined by Jacqui Barnes from LSRE and Khyati Halani from REI Super for an honest conversation about the financial realities many women experience throughout their careers. From parental leave and career breaks to business ownership, separation and rebuilding, they explore how life's milestones can quietly shape our long-term financial future, and why so many women find themselves playing catch-up with their superannuation. Drawing on their own personal experiences, the conversation explores the financial lessons they wish they'd learnt earlier, the barriers that stop women engaging with their super, and why confidence, education and open conversations matter just as much as dollars and cents. Whether you're just starting your career, returning to work, running your own business or beginning to think more seriously about retirement, this episode is a reminder that it's never too early, or too late, to take control of your financial future. Because the best time to start thinking about your super was years ago. The second-best time is today.See omnystudio.com/listener for privacy information.
- May 13, 202645 min
Budget 2026: Can Australia Tax Its Way to Affordability? With Cameron Kusher and Cate Bakos
In this episode of Behind the Numbers, we unpack the 2026 Federal Budget and what it could mean for housing, renters, investors, inflation, and the broader Australian economy. The government says the proposed changes to negative gearing and capital gains tax are designed to improve affordability and create more opportunity for first home buyers. But with Australia already facing critically low rental vacancy rates, rising construction costs, and not enough housing supply, we ask whether these reforms risk placing even more pressure on renters. We discuss: why the Budget may have created two property classes in Australia what happens if investors leave the market faster than new housing is built how rising rents could become an unintended consequence of the reforms why regional Australia could feel the pressure hardest and whether younger Australians are facing a very different pathway to wealth creation than previous generations We also explore the broader economic contradiction sitting underneath the Budget, with inflation still being driven by global instability and energy costs while the Reserve Bank continues using higher interest rates to slow the economy down. It is a direct and practical conversation about what these changes could actually mean for everyday Australians over the next few years.See omnystudio.com/listener for privacy information.
- Mar 24, 202623 min
A Lineball Call: Rates Up, Pressure On
The RBA’s latest rate decision was anything but straightforward. A 5–4 split has pushed the cash rate higher, at a time when households are already facing rising fuel costs and ongoing pressure on affordability. So what problem is this rate rise actually trying to solve? In this episode, we unpack the growing divide in economic thinking. Is inflation being driven by demand, or by global forces beyond our control? Are we moving too early, or doing what’s necessary to stay ahead? We also explore what this means on the ground. Consumer confidence, spending behaviour, borrowing capacity, and the early signals in the labour market. And with the RBA acknowledging that a recession is a risk, we ask the question many are starting to consider. How far does this tightening cycle go, and what does the economy look like on the other side?See omnystudio.com/listener for privacy information.
- Feb 26, 202628 min
Inside the REIP Data - The First Rental and Sales Signals of 2026
In this episode of Behind The Numbers, we unpack exclusive REIP behavioural data revealing how the market is really moving beneath the headlines. Seller appraisals strengthened early in the year, signalling renewed intent. Buyer inspections have been active but sensitive to interest rate shifts. And in the rental market, actual lease outcomes are showing tighter conditions than advertised rents suggest. We also examine the growing conversation around potential changes to the Capital Gains Tax discount. What could this mean for investor confidence, rental supply and long-term market stability? Joining us are Cate Bakos and Cameron Kusher as we explore how policy signals, investor sentiment and real-time activity are shaping the next phase of the property cycle. This is not speculation. It’s behaviour. And the signals matter.See omnystudio.com/listener for privacy information.
- Feb 3, 202629 min
What the January 2026 Property Data Is Telling Us
January has confirmed what many already felt – Australia’s property market is moving, but not in one direction. In this January Behind the Numbers wrap, we unpack a highly diverse market. National home values lifted modestly, but growth varied sharply by location. Sydney, Melbourne, Hobart and Canberra recorded slower conditions, while Perth, Brisbane, Adelaide and Darwin continued to outperform. Several regional markets also posted stronger growth than their capital city counterparts. We explore why Melbourne unit prices are now rising faster than houses, driven largely by first home buyers seeking affordability and proximity. We also discuss investor behaviour, rental yields, and why Melbourne is increasingly viewed as a value market. On lending, higher prices are translating into larger loan sizes, with average settled loans up around 11 per cent year on year. With inflation back in focus and interest rate expectations shifting, we look at how borrowers are responding, particularly around serviceability, pre-approvals and timing. Migration, supply constraints and tight rental conditions continue to shape outcomes across the country, keeping vacancy rates low and rents under pressure. As always, this episode focuses on what the data is really telling us – and how Australians are navigating the market right now.See omnystudio.com/listener for privacy information.
- Jan 8, 202624 min
The Market Signals Shaping 2026 - Behind the Numbers Market Update
As 2025 draws to a close, Australia’s property market is sending some new and important signals. In this episode of Behind the Numbers, we unpack the December data and the early trends shaping 2026, with a sharp focus on one of the biggest forces in the market right now: listings. National stock levels remain well below long-term averages, and where listings are tight, prices have continued to hold up. At the same time, we saw the first pockets of negative monthly price movement in key markets, raising questions about whether the market is cooling, pausing, or simply resetting. Our panel breaks down what the data is telling us about listing volumes, price momentum, metro versus regional performance, auction conditions, and rental trends, and what it all means for buyers, sellers, investors and renters heading into the year ahead. Clear numbers, practical insights, and a calm look at what to watch next.See omnystudio.com/listener for privacy information.
- Dec 7, 202529 min
Navigating High Prices, Uncertain Rates and Policy Surprises - Nov Property Market Update
November delivered one of the clearest market signals of the year, and in this episode we break it all down with three experts who see the market from every angle. National home values continued to rise, but the pace has started to shift. Affordability is now at record levels. Auction volumes surged then fell away. Lending remains tight. And buyer behaviour is changing as conditions become more complex. I’m joined by economist Cameron Kusher, lending specialist Alya Manji, and buyer’s advocate Cate Bakos to unpack what the November numbers really mean for buyers, sellers, investors and agents heading into 2026. We cover the markets that are still running hot, where the slowdowns are emerging, how credit tightening will shape the year ahead, why first home buyers are feeling the squeeze, and what to make of the Victorian Government’s proposal for sellers to disclose their auction reserve a week out. If you want a clear, grounded view of the property market as we close out the year, this episode takes you inside the data and the decisions shaping the road ahead.See omnystudio.com/listener for privacy information.
- Nov 6, 202534 min
Australia's Property Paradox: Low Listings, High Demand and What's Next - October Update
Australia’s housing market just won’t sit still. Prices are climbing, listings are thin, and the race to buy is getting fierce. In this episode, we unpack the real story behind October’s numbers on why low supply is keeping pressure on prices, why we’re not building the homes we actually need, and what it means as we head into the final stretch of the year. Economist Cameron Kusher, buyer’s advocate Cate Bakos, and mortgage expert Alya Manji join Sadhana Smiles to explore the national picture from the rise of lone households to shifting investor activity, the growing demand for smaller homes, and the changing balance of power between buyers and sellers. It’s a candid, grounded look at what’s driving Australia’s “housing paradox” and what to expect as the market charges toward 2026.See omnystudio.com/listener for privacy information.
About Behind The Numbers: Property Wrap
Welcome to Behind the Numbers, the podcast that helps you make sense of the Australian real estate market. Whether you’re buying, selling, investing, or working as an agent, we break down the latest trends and insights to help you navigate the property landscape with confidence.I’m your host, Sadhana Smiles, and with over 30 years in real estate, I’ve seen how tricky it can be to keep up with fluctuating prices, clearance rates, and market shifts. That’s why we’re here—to cut through the noise and give you clear, actionable insights.So, whether you’re planning your next move or just curious about what’s driving the market - let’s dive into the numbers shaping Australian property with a team of experts in the know.Reach out at: https://www.linkedin.com/in/sasmiles/
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