Market Snapshot Edition 2: 2026 Croydon

Low Stock Levels | Constrained Supply | Strong Rental Growth Winter is Behind Us — So, What’s Happening in the Local Property Market? The local property market has proven to be surprisingly resilient, remaining largely flat throughout winter. This is particularly notable given the broader Melbourne market experienced a 7.4% decline over the same period, according to the Real Estate Institute of Australia. While winter is traditionally a quieter period for property activity, and rising state property taxes have contributed to softer buyer demand across Melbourne, the Outer Eastern Suburbs have been cushioned by one key factor: a significant lack of available stock. Limited Supply Continues to Support Prices While Melbourne’s middle-ring suburbs have experienced the bulk of recent price declines, the Outer East has remained comparatively stable. The underlying reason is relatively simple — demand continues to outweigh supply. Available stock has remained exceptionally low, leaving buyers competing for a very limited pool of properties. This lack of choice has helped prevent the steeper price falls experienced in areas closer to the city. It is also interesting to note that a growing proportion of local transactions have shifted from public auction to private sale, reflecting a changing approach from both buyers and sellers in the current market.

While Melbourne’s middle-ring suburbs have experienced the bulk of recent price declines, the Outer East has remained comparatively stable. The underlying reason is relatively simple — demand continues to outweigh supply. Available stock has remained exceptionally low, leaving buyers competing for a very limited pool of properties. This lack of choice has helped prevent the steeper price falls experienced in areas closer to the city. It is also interesting to note that a growing proportion of local transactions have shifted from public auction to private sale, reflecting a changing approach from both buyers and sellers in the current market. While limited stock can make the search more competitive, it also means opportunities can stand out. For buyers who are prepared, realistic about value and ready to act when the right property appears, the current market can still offer excellent opportunities — particularly as sellers increasingly look for certainty and a smooth transaction. Limited Supply Continues to Support Prices

Rental Growth Remains Strong Rental values have significantly outpaced property purchase values over winter, with continued pressure on the available rental supply. A number of investors have also chosen to sell their rental properties in response to changes in state property taxes and thresholds. With vacancy rates currently around 1%, competition for rental properties remains strong, continuing to place upward pressure on weekly rents.

Selling in the Outer East currently presents a unique strategic opportunity for homeowners. Conditions remain favourable to sellers, largely because of the extreme shortage of available stock. If you are considering whether to list your property now or wait until later in spring, it is worth considering what typically happens when market activity increases. In a more balanced market, buyers can have hundreds of properties to choose from. As we move into October, November and December, the number of listings is likely to increase, meaning sellers may find themselves competing for buyers’ attention. Our recommendation is to consider getting ahead of the Spring rush. Listing your property while stock levels remain low can give you the advantage of reduced competition and a greater opportunity to capture the attention of motivated buyers — before the inevitable increase in listings gives buyers more choice. In a market where supply remains constrained, timing can be just as important as price. Is Now a Good Time to Sell?

JOE ANTO, WENDY STEEL & TONY SMITH Directors Woodards CroydonCity of Maroondah | Shire of Yarra Ranges | Outer Eastern Suburbs

Capital Growth Isn't Equal. Your Suburb Could Still Be Winning Property values across Australia have diverged more than most people realise. New data shows owner occupier dominated suburbs have outperformed investor heavy areas by up to $148,000 in capital gains over the past 16 years. And right now, with listings down 16.7% nationally, the market conditions are working in favour of sellers in the right locations. If you've been thinking about timing your sale, this month's insights are worth your attention.

The $148,000 Question: Where Should You Invest for Growth? New data from Cotality reveals a striking gap in capital growth that should matter to every property owner thinking about their next move. Over the past 16 years, owner occupier dominated suburbs delivered significantly stronger returns than investor heavy areas. For unit buyers, the difference is substantial: properties in homeowner neighbourhoods gained 99% in value, compared to just 65% in investor focused suburbs. Applied to the market, that's an additional $148,000 in capital gains on the same investment. Why the gap? Owner occupiers buy for lifestyle and livelihood. They renovate. They stay longer. They build equity intentionally. Investor properties, by contrast, can be more exposed to sudden supply shifts and market sentiment swings. Your suburb's composition matters. If you're in a neighbourhood where families are staying put and improving their homes, your property likely outperformed market averages. Now is the moment to capture those gains while the selling window is open.

Scarcity is Real. Number of new rental listings are Down 16.7% The rental market is signalling something crucial: there aren't enough homes. National dwelling vacancy rates sit at 1.6% (well below the five year average of 1.8%), and rental listings are 16.7% below their historical norm. This compression isn't temporary. It's structural. Here's what that means for your home sale: Limited competing stock on the market right now Buyers actively searching without enough options Price pressure built on supply shortage, not speculative demand Key markets show even tighter conditions: Darwin: listings 26.1% below average Sydney: listings down 24.1% Melbourne: listings down 18.4% Rental growth accelerating to 5.9% annually shows tenants are competing hard for limited stock. That same scarcity dynamic applies to home sales. Sellers holding inventory are essentially holding an asset in a tight market. Inventory this tight rarely lasts. If you've been on the fence about timing your sale, the data suggests acting sooner rather than later.

The data breaks down clearly: Owner occupier suburbs: 136% house growth, 99% unit growth Investor heavy suburbs: 117% house growth, 65% unit growth The gap widened because owner occupiers provide stability. They don't panic sell when rates rise or sentiment shifts. They renovate, they stay, and they build neighbourhoods rather than just collecting cash flows. Tightening lending conditions and Federal Budget tax changes on negative gearing (from 1 July 2027) are also signalling a structural shift. Future investor demand for established stock may narrow. That advantage belongs to owner occupiers. The neighbourhood quality you've built through years of ownership has real, measurable value. Properties in family focused suburbs with strong owner occupier density are positioned for stronger future performance too. Owner Occupiers Win Long Term

PREPARING A HOME FOR SALE IS A BALANCING ACT BETWEEN INVESTMENT AND RETURN. WHILE MAJOR REMOVATIONS RARELY DELIVER FULL PAYBACK, A SERIES OF THOUGHTFUL COSMETIC UPDATES CAN DRAMATICALLY SHIFT BUYER PERCEPTION. HERE ARE SOME SMALL YET STATEGIC IMPROVEMENTS AGENTS CONSISTENTLY SEE INFULENCING RESULTS.

PRE-SALE FIXES THAT ADD VALUE 1. Refresh with the Right Off -White Paint remains oneofthe mostpowerfulpre-sale tools. A fresh coat in a warm, versatile off -white instantly brightens interiors, softens imperfections and creates a cohesive backdrop for styling. Rather than bold colour statements, buyers respond to calm neutrality that allows them to imagine their own furnishings. This relatively low-cost update can make rooms feel larger, cleaner and far more move-in ready. 2. Upgrade Lighting for Instant Impact Outdatedlighting canquietlydate anotherwise appealing home. Replacing heavy pendants, mismatched fi ttings or harsh downlights with simple, contemporary fi xtures modernises interiors instantly. Layered lighting – ambient, task and accent – enhances warmth and dimension. The result is a home that photographs beautifully and feels inviting during inspections, particularly in living and dining zones. 3. Repair the Details Buyers Notice Minor maintenance issues rarely go unnoticed during inspections. Loose handles, chipped paint, cracked tiles or squeaking doors can signal neglect and distract from a home’s strengths. Addressing these small repairs communicates care and pride of ownership. Buyers often interpret well-maintained homes as lower risk purchases, making this step less about aesthetics and more about buyer confidence.

4. Rework Window Furnishings & Soft Finishes Window treatments shape bothlight and mood. Heavy drapes or dated blinds can darken spaces, while sheer curtains or streamlined roller blinds maximise natural light. Complementing these updates with fresh cushions, throws or neutral bedding further refines presentation without excessive spending. Together, these subtle adjustments help interiors feel contemporary, cohesive and thoughtfully styled. 5. Tidy Outdoor Areas for a Strong First Impression Outdoor presentation frames the entire viewing experience. Simple tasks – mowing lawns, trimming hedges, pressure- cleaning paths and adding potted greenery – instantly lift street appeal. Even compact balconies or courtyards benefit from decluttering and minimal styling. A well-kept exterior signals lifestyle potential from the outset, encouraging buyers to step inside with positive expectations already in place.

CITY OF MAROONDAH H O U S E S $990,000 U N I T S $715,000 75% Clearance 279 26 SUBURB Bayswater Bayswater North Croydon Croydon Hills Croydon North Croydon South Kilsyth Kilsyth South Montrose Mooroolbark Wonga Park SUBURB Bayswater Bayswater North Croydon Croydon Hills Croydon North Croydon South Kilsyth Kilsyth South Montrose Mooroolbark Wonga Park MEDIAN PRICE $915,500 $880,500 $900,000 $1,131,000 $1,105,000 $919,000 $878,000 - $920,000 $892,500 $1,487,500 MEDIAN PRICE $665,000 $640,500 $720,000 - $736,250 - $720,000 - - $682,500 - Days on Market SALES 28 21 89 8 20 16 32 - 13 78 12 SALES 32 14 61 0 12 3 21 - 0 22 0 % CHANGE 27% 11% 16% 0% 82% -27% -26% - -41% 1% 71% % CHANGE 45% 27% 11% - 12% 3% 21% - - 22 - DAYS ON MARKET 26 25 26 26 34 25 21 - 42 22 28DAYS ON MARKET 33 23 21 - 23 - 29 - - 29 - Days on Market 82% 170 25 Source: REIV

CITY OF MANNINGHAM H O U S E S $1,477,500 U N I T S $855,000 61% Clearance 311 30 Properties SoldSUBURB Bulleen Doncaster Doncaster East Donvale Park Orchards Templestowe Templestowe Lower WarrandyteSUBURB Bulleen Doncaster Doncaster East Donvale Park Orchards Templestowe Templestowe Lower WarrandyteMEDIAN PRICE $1,275,000 $1,575,000 $1,470,000 $1,587,500 $2,250,000 $1,495,000 $1,335,000 $1,500,000MEDIAN PRICE $994,000 $697,500 $894,000 $946,000 - $1,007,500 $1,135,000 -Days on MarketSALES 23 45 86 31 13 49 34 20SALES 14 77 43 11 0 12 19 0% CHANGE -39% -6% 39% 55% 117% 29% 13% 25%% CHANGE -22% 33% -9% -21% - -14% 58% -DAYS ON MARKET 26 30 29 34 32 29 33 46 Days on MarketDAYS ON MARKET 32 41 28 22 - 27 58 - 58% 173 33 Source: REIV

CITY OF YARRA RANGES H O U S E S $891,500 U N I T S $667,500 75% Clearance 468 25SUBURB Chirnside Park Lilydale Mount Evelyn Seville Seville East Wandin East Wandin North SUBURB Chirnside Park Lilydale Mount Evelyn Seville Seville East Wandin Wandin East Wandin NorthMEDIAN PRICE $1,020,000 $965,000 $874,000 - - - $871,000 MEDIAN PRICE - $630,000 - - - - - - Days on MarketSALES 31 49 24 - - - 7 SALES 5 27 3 - - - - -% CHANGE -21% -2% -20% - - - 17% % CHANGE - -13% - - - - - -DAYS ON MARKET 30 17 24 - - - 23 DAYS ON MARKET - 17 - - - - - - Days on Market 0% 77 29 Source: REIV

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Level 1, 39-41 Hewish Road, Croydon VIC 3136 P: 03 9056 3899 E: croydon@woodards.com.au