It is September 2031.
Are you glad you listened to the news, or glad you bought?

Every one of these was bought while somebody was saying wait.

Five years from now you will look back at this week and one of two things will be true. Either you sat out 2026 because the news was worrying, or you own an asset that has been paying for itself since. That is the whole decision, and it is easier to see from 2031 than it is from here.

We have seen this film before.

In the winter of 2020 the big banks were forecasting house price falls of up to a third. The headlines ran with it. A lot of people who were ready to buy decided to wait for the bottom.

The bottom never came. Brisbane's median house value was $558,000 in June 2020. Five years later it was $1,011,000. An 81 per cent rise, through a pandemic, a rate cycle and three federal budgets.

The people who waited for the headline to change are still waiting. The people who bought are not.

The noise is loud again. Rate rises, rent caps, the 2027 tax changes. Every one of them is real, and every one of them is an edge. None of them changes where people need to live or how few homes are being built for them.

And the pressure compounds. In the year to March 2026 Australia added 392,700 people, 292,100 of them through net overseas migration. That is a city the size of Canberra every year, arriving into a market that is not building anywhere near that many homes. The scarcity is not only in houses to buy. It is in houses to rent, and when supply and demand are that lopsided, rents do not drift up. They jump.

Nearly 400,000 new people a year. This is what they are competing for.

So here is the test I use instead of the headlines. Stand in September 2031 and look back. Which version of this week do you want to have lived?

That is not a case for buying anything. Brisbane asking rents are up 8.3 per cent in a year and the median rent is now $734 a week, but the cash rate is 4.35 per cent and that is not what you pay. The average variable rate is 6.90 per cent and investor rates sit higher again. The asset has to carry itself at the rate the bank actually charges. If it does, the headlines are noise. If it does not, no headline will save it.

This is not advice on your situation. If you want a second pair of eyes on whether a new build clears that bar before the next round of noise, the booking link is below.

The Free Guide Property investing just changed. For a generation. This is not another rate cycle. Negative gearing, SMSF lending, depreciation — the old playbook has been rewritten. The opportunity has not disappeared. It has moved. I will show you where. Get the Free Guide

If you want to run the five-year test on a real package, call or text me direct on 0418 813 825 — or

Because in the end, this was never really about the headlines.

It is about freedom. Governments will keep changing the rules at the edges and the media will keep reporting each one as the end of something. The fundamentals underneath have not moved.

Buy what pays for itself. Hold it through the noise. The people who keep building quietly are the ones who look back in five years and are glad.

To your freedom,

Investor  ·  Developer  ·  Qualified Valuer

Mobile: 0418 813 825  ·  colemaninvest.au

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