A massive shift is underway across Australia’s sizzling property market, with the data throwing up 8 key real estate trends to watch in 2025. The Property Outlook Report 2025 has been released naming eight key areas to watch across 2025 in both residential and commercial property. Ray White chief economist Nerida Conisbee. Report co-author Ray White chief economist Nerida Conisbee said financial markets think the Reserve Bank of Australia (RBA) will cut interest rates twice in the second half of the year. But, she said, that prediction could change depending on how inflation and the economy play out. “The most important is inflation. While it’s now back within the RBA’s target range, there are risks it could rise again. One big unknown is what happens in the United States. With Donald Trump winning the presidential election, this will boost government spending and put high taxes on Chinese goods. This could push up prices worldwide, including in Australia, making it harder for the RBA to cut rates.” Ray White Property Outlook Report 2025 says RBA will follow global rate cuts in 2025. $900k in a year: Qld’s price growth boom suburbs Qld cricket power couple’s multimillion dollar bounce back Ms Conisbee said the health of the economy would also be crucial for any rates movement in 2025. “If people start spending less in shops, house prices fall significantly, or unemployment begins to rise, the RBA might need to cut rates sooner than planned. They’ll be watching these signs closely throughout the year.” She said there will be rate cuts in 2025 but their timing and size will depend on how inflation behaves, what happens to the global economy and how the Aussie economy holds up across 2025. Ms Conisbee says there are signs that the Australian housing market is cooling into 2025, but the picture varied across the country with Perth, South-East Queensland and Adelaide still strong and Sydney and Melbourne slowing considerably and almost flat. “This pattern is likely to continue in early 2025, driven by several factors. More homeowners are feeling the strain of high mortgage payments, and we’re seeing an increase in property listings as some decide to sell. This higher supply of homes for sale could put downward pressure on prices in some areas.” But she said strong population growth, high building costs, and high expectation of rate cuts in 2025 should prevent any significant drop in house prices. Property prices were expected to be supported by continued strong population growth. Paved in gold: City’s richest streets revealed Unfixed fixer-upper’s crazy profit in just 4 months Strong population growth created “a natural floor for how far prices might fall”. “This is particularly true in Perth and Brisbane where growth remains very strong, but is also the case in Melbourne and Sydney where international migration will remain strong, although potentially at lower levels compared to 2024.” She said the cost of building new homes has not come down so there are fewer dwellings being built which pushes more buyers to existing homes that in turn supports high prices. “The outlook suggests a period of modest price growth or stability rather than significant falls. Markets that have already slowed, like Sydney and Melbourne, might stay flat until rate cuts begin. Meanwhile, cities with stronger economic conditions like Perth could continue to see some growth, though likely at a slower pace than in 2024. The key timing to watch will be when interest rates start to fall, as this could mark a turning point for price growth in the larger markets.” Ray White senior data analyst Atom Go Tian. Ray White senior data analyst Atom Go Tian expects shifts across Australia’s premium property markets that is the top 5 per cent of the market in each region. “The pecking order of Australia’s premium property markets is experiencing its most dramatic realignment in years,” he said. “with traditional hierarchies being challenged and new players climbing to the fore.” Luxury refers to houses in the top 5 per cent of the market. Sydney still has a major lead on other markets sitting above $4m across its top 5 per cent, despite having the slowest growth rate in years, but other areas like regional Queensland’s coastal markets have also surged. “The Gold Coast, with an impressive 50 per cent growth over five years, has finally achieved what many predicted: overtaking Melbourne as the second most expensive luxury market,” he said with its top 5 per cent of houses priced at $2.54m compared to Melbourne’s $2.51m. He said the Sunshine Coast looks to be following suit in by the end of 2025, having seen a 48.73 per cent five-year growth rate, with its top 5 per cent price now at $2.37m. Brisbane, Perth – both with the top 5pc over the $2m mark after 5-year growth of 55 and 53pc respectively were rising fast, as well as Adelaide which has its top 5 per cent above $1.8m off 5-year growth of 56pc. “Looking ahead, the market appears to be trending toward a new baseline, with all major cities except Darwin expected to reach or exceed the $2m mark for luxury properties.” Mr Tian said the property restructuring is seeing the creation of a “Golden Arc”, stretching from the Gold Coast to Brisbane to the Sunshine Coast which will emerge stronger in 2025 – all three having overtaken Melbourne in the last two years. “The Gold Coast and Sunshine Coast have established themselves as Australia’s second and third most expensive housing markets, with remarkably similar geometric mean house prices of $1.18m and $1.14m respectively. Both regions have also witnessed an identical 76 per cent increase in prices over the past five years.” “Brisbane, while still more affordable at a geometric mean house price of $996,000, is also showing signs of joining its coastal counterparts to complete the Golden Arc. The city has the second-highest five-year growth rate of 83.5 per cent, trailing only Adelaide.” Sydney’s average house price rose to $1.59m in 2024, staying ahead of the pack, but other cities are chasing strongly. A mid market was now developing across Melbourne, Perth and Adelaide within a 17 per cent price range of each other, he said. “Five years ago, these markets were spread across an 80 per cent price range. This compression suggests that Perth and Adelaide may soon overtake Melbourne in terms of house prices, further contributing to the formation of a distinct mid-market cluster between $850,000 and $1m.” “In summary, we can expect several key developments. Perth and Adelaide may surpass Melbourne in price, reinforcing the shift in the mid-market cluster. The Golden Arc is likely to emerge with Brisbane joining the Gold Coast and Sunshine Coast as premium markets. Finally, Sydney’s isolation at the top is expected to widen, further emphasising the “two-speed” nature of the market.” Mr Tian said the million-dollar club was set to rise significantly across regional Australia, having already gone from just two areas five years ago to 20 locations in 2024 – with four more on track to hit it in 2025 and a further seven serious contenders for seven-figure medians through the year. “The Sunshine Coast Hinterland, currently at $972,787, is projected to reach $1.05m, supported by an impressive 8 per cent average annual growth over the past decade,” he said. “Both Ormeau-Oxenford in the Gold Coast and Newcastle in regional New South Wales, currently hovering around $960,000, are expected to reach $1.03m, driven by consistent 7 per cent annual growth rates. Lake Macquarie-East completes this emerging group, with current house prices of $955,128 expected to rise to $1.02m in the coming year.” Four more areas in regional Australia will have $1m medians in 2025, with seven more on the verge of joining the club. The seven other areas that are serious contenders for strong price growth into the one million mark have current medians around the $850,000 to $910,000 level with decade-long growth rates around 5 to 8pc – including Augusta-Margaret River-Busselton in Western Australia’s Bunbury region which will be regional WA’s first in the elite club, and several other contenders across the Gold Coast and Sunshine Coast as well regional NSW. Key features of these growth prospects are waterfront and oceanside locations, satellite cities or areas within commuting distance of major metropolitan centres, and lifestyle appeal. Ray White Group head of research Vanessa Rader. When it comes to commercial property, the retail sector is set to shine brightest in 2025, according to Ray White Group head of research Vanessa Rader, “a significant shift from recent years where industrial assets dominated”. She said retail assets had already led total returns for two consecutive quarters with a 2.8 per cent total gain in the latest results, making up 41.1 per cent of all commercial transaction numbers in late 2024 – a massive gain considering its long term average is 28 per cent. ”Despite ongoing discussion about the threat of online retail, physical stores have shown remarkable resilience. Online spending accounts for just 11.4 per cent of total retail transactions and has remained relatively stable over recent years.” The retail sector remains strong especially across metropolitan areas and despite the online threat. Picture: NCA NewsWire / Sharon Smith Its strength was in metro markets, she said, with neighbourhood and subregional centres also showing resilience in the right retail mix, with food, supermarkets and services driving consumer spending. “Limited new supply against strong population growth has driven improved occupancy and rental performance in select markets. The retail landscape is also evolving, with entertainment offerings likely to emerge as a key component of successful centres, creating lifestyle destinations rather than pure shopping venues.” She said “investor attention is clearly pivoting towards retail assets. The sector’s ability to adapt and evolve, combining traditional brick-and-mortar retail with emerging entertainment offerings and online integration, positions it as the commercial property sector to watch in 2025.” Ms Rader sees a structural shift underway in the office market, “driven by evolving tenant demands and intensifying environmental, social and governance (ESG) pressures”. She said B-grade and lower quality assets would struggle without significant capital investment. “If future take up of space echoes results seen in the post pandemic era, vacancies for secondary assets across all Australian markets will reach 22 per cent (from current 15.9 per cent) in the next five years, even considering consistent withdrawal of stock.” “Prime markets however will continue to thrive, vacancies will move downward from the current 13.7 per cent to 5.4 per cent by late 2029, opening up potential for new development.” End-of-trip facilities are now par for the course to attract top tier tenants. She said significant capex was needed to bring older assets up to scratch, given tenant demands for end-of-trip facilities, sophisticated airconditioning systems and smart building technology. Lenders were also seeing this with a looming credit squeeze for the secondary sector set to force some owners to look at alternative uses, including conversion to residential or mixed use “where planning regulations permit”. “The secondary office sector faces a turning point. Buildings unable to meet rising environmental standards and tenant expectations risk becoming stranded assets. The market is likely to see an increase in opportunistic investors targeting these assets for conversion or redevelopment, particularly in locations where alternative uses can unlock greater value.” Ms Rader also expects a dynamic shift via private investors across commercial property in 2025, with “anticipated interest rate reductions expected to reignite transaction activity across all sectors”. “Private investors, armed with improved debt serviceability and renewed confidence, are likely to lead this resurgence. The expected easing of monetary policy should create a more favourable environment for leveraged buyers, potentially driving increased competition for quality assets as debt costs moderate.” Targets include metro retail assets underpinned by strong trade area demographics and essential service offerings. Service stations and retail centres will attract strong private investor interest in 2025. “Neighbourhood centres anchored by supermarkets, combined with healthcare services and daily needs retail, will likely remain highly sought after.” Across industrial assets, private investors were increasingly focusing on the smaller end of town such as industrial units and last-mile logistics facilities, particularly those with value-add potential, she said. “2025 could mark a turning point for the office sector as the market finally adjusts to hybrid working patterns.” “Childcare centres and service stations, delivering annual rental increases with long lease terms, remain highly sought after by yield-focused investors.” The ability to move quickly on opportunities would become increasingly valuable in 2025, she said, “as the market transitions to a more favourable lending environment”. FOLLOW SOPHIE FOSTERSuper sub Rasmus Hojlund’s brace secured Manchester United a much-needed 2-1 comeback victory in the Europa League at Viktoria Plzen as Ruben Amorim registered his first away win as head coach. After making a promising start to life as Erik ten Hag’s successor, things were thrown off track as the shock exit of sporting director Dan Ashworth compounded back-to-back defeats to Arsenal and Nottingham Forest. Amorim was staring down the barrel of a damaging third straight loss early in the second half after ex-Burnley striker Matej Vydra put Plzen ahead after boyhood United fan Pavel Sulc cut out Andre Onana’s poor pass. We need your consent to load this Social Media content. We use a number of different Social Media outlets to manage extra content that can set cookies on your device and collect data about your activity. But Hojlund’s introduction off the bench helped spark a turnaround in freezing conditions, with the substitute soon turning home after Amad Diallo’s effort was blocked. The visitors continued to knock on the door and two minutes from time the Denmark international met a smart Bruno Fernandes free-kick with strength, a decent touch and a thumping finish. United’s first European victory on the road since March 2023 sees them take a giant step towards the knockout stages as attention turns to Sunday’s trip to stumbling Manchester City. Thursday’s match was a huge occasion for Plzen, where red and blue light installations were put up around a brewing town that celebrated United’s visit with limited edition beers. We need your consent to load this Social Media content. We use a number of different Social Media outlets to manage extra content that can set cookies on your device and collect data about your activity. Fireworks filled the air before the players emerged at the compact 11,700-capacity Doosan Arena, where Onana began nervily having had a costly wobble against Forest on Saturday night. United’s goalkeeper accidentally clattered into Casemiro when meeting a free-kick, unconvincingly dealt with a throw-in and saw a pass blocked during a cumbersome all-round start by the visitors. Marcus Rashford, Diallo and Joshua Zirkzee all wasted dangerous moments, before Bruno Fernandes finally forced Viktoria’s goalkeeper into action. Allowed to gallop forwards from the halfway line, the United skipper hit a 20-yard strike that forced a good low save out of Martin Jedlicka. Plzen offered precious little in response, but Cheick Souare’s curler from the edge of the box brought hope before the break, as did a stoppage-time attempt by Vydra. They proved to be warning shots as United fell behind just three minutes into the second half. Onana’s hesitation after collecting a pass back from Lisandro Martinez was sniffed out by Sulc, who intelligently cut out a pass intended for Matthijs de Ligt and squared for Vydra to sweep home. The Doosan Arena erupted as the former Premier League striker was mobbed by team-mates. United’s rickety display continued after that gut punch, but Sulc so nearly undid his good work as the recently-introduced Hojlund met his loose pass and got away a low drive that Jedlicka saved. Mason Mount and Antony followed the Denmark international onto the field as the visitors sought a leveller that arrived in the 62nd minute. A quickly taken free-kick caught Plzen out, with play building, Diallo delightfully cutting past his man to get away a strike that was blocked and fell into the path of Hojlund to turn home. Plzen survived a panicked penalty box melee as United looked to go ahead, with players’ appeals for handball falling on deaf ears during the Red Devils’ best period of pressure. Hojlund just failed to reach a tantalising cross by Fernandes as they pushed, but Viktoria immediately went close at the other end as substitute Prince Adu crossed for Vydra to slam narrowly wide. United stepped up as they sought a winner. Viktoria’s goalkeeper spread himself well to deny Mount in the 77th minute, with Jedlicka denying him against after Alejandro Garnacho and Manuel Ugarte came on. Time was running out, but a clever set-piece provided an 88th-minute winner. Fernandes drove a low free-kick to Hojlund, who held off his man, took a touch and lashed a low left-footed strike past Plzen’s goalkeeper. United had further chances to add gloss but saw out just a second away win in all competitions this season. Hojlund and Diallo had a row after the final whistle having failed to play each other in when well placed in stoppage time.
Players must be assigned female at birth or have transitioned to female before going through male puberty to compete in LPGA tournaments or the eight USGA championships for females under new gender policies published Wednesday. The policies, which begin in 2025, follow more than a year of study involving medicine, science, sport physiology and gender policy law. The updated policies would rule out eligibility for Hailey Davidson, who missed qualifying for the U.S. Women's Open this year by one shot and came up short in LPGA Q-school. Davidson, who turned 32 on Tuesday, began hormone treatments when she was in her early 20s in 2015 and in 2021 underwent gender-affirming surgery, which was required under the LPGA's previous gender policy. She had won this year on a Florida mini-tour called NXXT Golf until the circuit announced in March that players had to be assigned female at birth. “Can't say I didn't see this coming,” Davidson wrote Wednesday on an Instagram story. “Banned from the Epson and the LPGA. All the silence and people wanting to stay ‘neutral’ thanks for absolutely nothing. This happened because of all your silence.” LPGA commissioner Mollie Marcoux Samaan, who is resigning in January, said the new gender policy "is reflective of an extensive, science-based and inclusive approach." By making it to the second stage of Q-school, Davidson would have had very limited status on the Epson Tour, the pathway to the LPGA. The LPGA and USGA say their policies were geared toward being inclusive of gender identities and expression while striving for equity in competition. The LPGA said its working group of experts advised that the effects of male puberty allowed for competitive advantages in golf compared with players who had not gone through puberty. “Our policy is reflective of an extensive, science-based and inclusive approach,” said LPGA Commissioner Mollie Marcoux Samaan, who announced Monday that she is resigning in January. "The policy represents our continued commitment to ensuring that all feel welcome within our organization, while preserving the fairness and competitive equity of our elite competitions.” Mike Whan, the former LPGA commissioner and now CEO of the USGA, said it developed the updated policy independently and later discovered it was similar to those used by swimming, track and field, and other sports. United States Golf Association CEO Mike Whan said the new policy will prevent anyone from having "a competitive advantage based on their gender." “It starts with competitive fairness as the North star,” Whan said in a telephone interview. “We tried not to get into politics, or state by state or any of that stuff. We just simply said, ‘Where would somebody — at least medically today — where do we believe somebody would have a competitive advantage in the field?’ And we needed to draw a line. “We needed to be able to walk into any women's event and say with confidence that nobody here has a competitive advantage based on their gender. And this policy delivers that.” The “Competitive Fairness Gender Policy” for the USGA takes effect for the 2025 championship season that starts with the U.S. Women's Amateur Four-Ball on May 10-14. Qualifying began late this year, though there were no transgender players who took part. “Will that change in the years to come as medicine changes? Probably,” Whan said. “But I think today this stacks up.” The LPGA “Gender Policy for Competition Eligibility” would apply to the LPGA Tour, Epson Tour, Ladies European Tour and qualifying for the tours. Players assigned male at birth must prove they have not experienced any part of puberty beyond the first stage or after age 12, whichever comes first, and then meet limitation standards for testosterone levels. The LPGA begins its 75th season on Jan. 30 with the Tournament of Champions in Orlando, Florida. Buffalo Bills quarterback Josh Allen, foreground right, dives toward the end zone to score past San Francisco 49ers defensive end Robert Beal Jr. (51) and linebacker Dee Winters during the second half of an NFL football game in Orchard Park, N.Y., Sunday, Dec. 1, 2024. (AP Photo/Adrian Kraus) South Carolina guard Maddy McDaniel (1) drives to the basket against UCLA forward Janiah Barker (0) and center Lauren Betts (51) during the first half of an NCAA college basketball game, Sunday, Nov. 24, 2024, in Los Angeles. (AP Photo/Eric Thayer) Mari Fukada of Japan falls as she competes in the women's Snowboard Big Air qualifying round during the FIS Snowboard & Freeski World Cup 2024 at the Shougang Park in Beijing, Saturday, Nov. 30, 2024. (AP Photo/Andy Wong) LSU punter Peyton Todd (38) kneels in prayer before an NCAA college football game against Oklahoma in Baton Rouge, La., Saturday, Nov. 30, 2024. LSU won 37-17. (AP Photo/Gerald Herbert) South Africa's captain Temba Bavuma misses a catch during the fourth day of the first Test cricket match between South Africa and Sri Lanka, at Kingsmead stadium in Durban, South Africa, Saturday, Nov. 30, 2024. (AP Photo/Themba Hadebe) Philadelphia Eagles running back Saquon Barkley, left, is hit by Baltimore Ravens cornerback Marlon Humphrey, center, as Eagles wide receiver Parris Campbell (80) looks on during a touchdown run by Barkley in the second half of an NFL football game, Sunday, Dec. 1, 2024, in Baltimore. (AP Photo/Stephanie Scarbrough) Los Angeles Kings left wing Warren Foegele, left, trips San Jose Sharks center Macklin Celebrini, center, during the third period of an NHL hockey game Monday, Nov. 25, 2024, in San Jose, Calif. (AP Photo/Godofredo A. Vásquez) Olympiacos' Francisco Ortega, right, challenges for the ball with FCSB's David Miculescu during the Europa League league phase soccer match between FCSB and Olympiacos at the National Arena stadium, in Bucharest, Romania, Thursday, Nov. 28, 2024. (AP Photo/Andreea Alexandru) Brazil's Botafogo soccer fans react during the Copa Libertadores title match against Atletico Mineiro in Argentina, during a watch party at Nilton Santos Stadium, in Rio de Janeiro, Saturday, Nov. 30, 2024. (AP Photo/Bruna Prado) Seattle Kraken fans react after a goal by center Matty Beniers against the San Jose Sharks was disallowed due to goaltender interference during the third period of an NHL hockey game Saturday, Nov. 30, 2024, in Seattle. The Sharks won 4-2. (AP Photo/Lindsey Wasson) New York Islanders left wing Anders Lee (27), center, fight for the puck with Boston Bruins defensemen Parker Wotherspoon (29), left, and Brandon Carlo (25), right during the second period of an NHL hockey game, Wednesday, Nov. 27, 2024, in Elmont, N.Y. (AP Photo/Julia Demaree Nikhinson) Jiyai Shin of Korea watches her shot on the 10th hole during the final round of the Australian Open golf championship at the Kingston Heath Golf Club in Melbourne, Australia, Sunday, Dec. 1, 2024. (AP Photo/Asanka Brendon Ratnayake) Mathilde Gremaud of Switzerland competes in the women's Freeski Big Air qualifying round during the FIS Snowboard & Freeski World Cup 2024 at the Shougang Park in Beijing, Friday, Nov. 29, 2024. (AP Photo/Andy Wong) Lara Gut-Behrami, of Switzerland, competes during a women's World Cup giant slalom skiing race, Saturday, Nov. 30, 2024, in Killington, Vt. (AP Photo/Robert F. Bukaty) New York Islanders goaltender Ilya Sorokin cools off during first period of an NHL hockey game against the Boston Bruins, Wednesday, Nov. 27, 2024, in Elmont, N.Y. (AP Photo/Julia Demaree Nikhinson) Brazil's Amanda Gutierres, second right, is congratulated by teammate Yasmin, right, after scoring her team's first goal during a soccer international between Brazil and Australia in Brisbane, Australia, Thursday, Nov. 28, 2024. (AP Photo/Pat Hoelscher) Las Vegas Raiders tight end Brock Bowers (89) tries to leap over Kansas City Chiefs cornerback Joshua Williams (2) during the first half of an NFL football game in Kansas City, Mo., Friday, Nov. 29, 2024. (AP Photo/Ed Zurga) Luiz Henrique of Brazil's Botafogo, right. is fouled by goalkeeper Everson of Brazil's Atletico Mineiro inside the penalty area during a Copa Libertadores final soccer match at Monumental stadium in Buenos Aires, Argentina, Saturday, Nov. 30, 2024. (AP Photo/Natacha Pisarenko) England's Alessia Russo, left, and United States' Naomi Girma challenge for the ball during the International friendly women soccer match between England and United States at Wembley stadium in London, Saturday, Nov. 30, 2024. (AP Photo/Kirsty Wigglesworth) Minnesota Vikings running back Aaron Jones (33) reaches for an incomplete pass ahead of Arizona Cardinals linebacker Mack Wilson Sr. (2) during the second half of an NFL football game Sunday, Dec. 1, 2024, in Minneapolis. (AP Photo/Abbie Parr) Melanie Meillard, center, of Switzerland, competes during the second run in a women's World Cup slalom skiing race, Sunday, Dec. 1, 2024, in Killington, Vt. (AP Photo/Robert F. Bukaty) Houston Rockets guard Jalen Green goes up for a dunk during the second half of an Emirates NBA cup basketball game against the Minnesota Timberwolves, Tuesday, Nov. 26, 2024, in Minneapolis. (AP Photo/Abbie Parr) Gold medalists Team Netherlands competes in the Team Sprint Women race of the ISU World Cup Speed Skating Beijing 2024 held at the National Speed Skating Oval in Beijing, Sunday, Dec. 1, 2024. (AP Photo/Ng Han Guan) Sent weekly directly to your inbox!
Friendly reminder |
The authenticity of this information has not been verified by this website and is for your reference only. Please do not reprint without permission. If authorized by this website, it should be used within the scope of authorization and marked with "Source: this website". |
Special attention |
Some articles on this website are reprinted from other media. The purpose of reprinting is to convey more industry information, which does not mean that this website agrees with their views and is responsible for their authenticity. Those who make comments on this website forum are responsible for their own content. This website has the right to reprint or quote on the website. The comments on the forum do not represent the views of this website. If you need to use the information provided by this website, please contact the original author. The copyright belongs to the original author. If you need to contact this website regarding copyright, please do so within 15 days. |