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The Freedom Brief
The thinking behind serious property wealth.
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Week of 12 October 2026
Fewer buyers, more choice.
A quieter market gives you time. Here is how to use it.
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1.0 The Signal Fewer people are buying right now. Capital city sales are down 5.2 per cent over the past year, and fewer than half of the auctions held are selling.
-5.2% Capital city sales,
past year | 49.5% Auctions selling,
end August | +6.7% Brisbane house rents,
past year |
Capital city sales (12 months) and four-week auction clearance rate to end August; Brisbane house rents to September. Source: Cotality.
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Rents are still rising. Brisbane house rents are up 6.7 per cent over the year.
That is the opportunity. When fewer buyers are competing, you have more time and more choice.
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New builds are bought at a fixed price. There is no haggling and no bidding war. So the opportunity is not a cheaper price. It is time to pick the right block, builder and design.
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2.0 A New Build Example |
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Murraylands, South Australia Brand new house and land on 480 m². A 3 bed, 2 bath main house plus a 2 bed, 2 bath second dwelling. About 45 minutes from Adelaide.
$893,500 Package, from | $980 A week, combined rent | 5.70% Forecast gross yield |
As featured in The Deal Breakdown on 8 October 2026. Rent and yield are forecasts. Starting price excludes stamp duty and other acquisition costs. Image is indicative.
Or request the full Murraylands numbers by email.
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3.0 Check It Yourself How to test any property in 30 seconds. | 1 | Take the weekly rent and multiply by 52. $980 × 52 = $50,960 a year | | 2 | Divide by the price. $50,960 ÷ $893,500 = 5.70% gross yield | | 3 | Compare it with the bank's lending rate. Westpac's lowest variable rate is now 6.24% |
The closer the yield is to the lending rate, the less you fund from your own pocket. Use the bank's lending rate, not the 4.60 per cent RBA cash rate. The cash rate is not what you pay. Yields are gross, before holding costs.
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Wealth is not the price of the house. It is being able to hold it. |
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4.0 What This Means For You Get ready while the market is quiet. Know your borrowing position. Decide the yield you need at today's lending rates. Then move on the right property. I find cash flow properties off market around the country and test each one at the rate the bank charges. The next RBA meeting is Tuesday 3 November.
Which sounds most like you? One tap and I will reply personally. Prefer to talk? Book a 15-minute chat, or reply with your budget and the state you are looking in.
Sources: Cotality (Monthly Housing Chart Pack, published 10 September 2026; Home Value Index, released 1 October 2026), Broker News on bank rates effective 9 October 2026, Coleman Invest Deal Breakdown of 8 October 2026.
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The Free Guide
How do you get ahead while everyone else waits?
The media will keep arguing about prices and the next rate move. The investors getting ahead are doing something simpler. They buy cash flow first and let time do the rest.
The free guide sets out the new rules, and where the opportunity has moved.
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Because in the end, this was never really about the price of the house.
It is about freedom. Rules change at the edges, and the headlines treat each change as the end of something. The fundamentals have not moved. Rents are rising and fewer buyers are competing.
Buy what pays for itself at the rate the bank charges. Hold it through the noise and let time do its work. The people who keep building quietly are the ones who end up free.
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To your freedom,
Investor · Developer · Qualified Valuer
Mobile: 0418 813 825 ·
colemaninvest.au
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A Conversation
Curious about where to start? Let's have a 15-minute chat.
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About Ron
After nearly three decades in real estate, Ron realised selling houses did not change lives. Building freedom did.
That is why Coleman Invest exists. Not to chase transactions — to help people build income, resilience and optionality.
Cash flow first. Freedom follows.
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General information only, not personal financial advice. Yields shown are gross. Forecast rent and yield figures for new builds are indicative. Market figures are drawn from published sources at the time of writing.
© 2026 Coleman Invest | Private Investment Office
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