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Market SnapshotCroydon Edition 2026
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. Low Stock Levels | Constrained Supply | Strong Rental Growth Winter is Behind Us — So, What’s Happening in the Local Property 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 one of the most powerful pre-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 Outdated lighting can quietly date an otherwise appealing home. Replacing heavy pendants, mismatched fittings or harsh downlights with simple, contemporary fixtures 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 both light 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 Homes were snapped up quick For private listings Croydon Hills was tied for the eleventh fastest-selling suburb in the metropolitan area as of June 2026, while shortening its selling time by 10 days over the period. Croydon Hills, 19 days Kilsyth, 20 days Bayswater North, 22 days Heathmont, 22 days Croydon South, 24 days For auctions The municipality recorded a clearance rate of 75.9 per cent from 203 auctions in first six months of 2026. The top-selling suburbs through auction: Suburb Sold CR% Croydon Ringwood Ringwood East Heathmont Ringwood North Bayswater North Kilsyth 79.5% 68.2% 74.2% 60.9% 86.7% 80.0% 100.0% 35 30 23 14 13 12 12 Source: REIV
Emerging market with strong demandAnnual change between Jun Q 2026 and Jun Q 2025The City of Maroondah saw apartments outperform houses, although both segments recorded growth over the past 12 months. Unit prices posted the seventh-highest growth rate among Melbourne municipalities. The Croydon area saw strong demand, with Croydon the top-performing suburb for apartments. Croydon North, Croydon Hills, Croydon South and Croydon also recorded solid house price growth, at least 6 per cent higher than in June 2025. Source: REIV
Source: REIV
Growing InvestmentAnnual change between Jun Q 2026 and Jun Q 2025Three Maroondah suburbs saw house rents jump by at least 10 per cent annually. Croydon North demonstrated strong rental demand among both property categories. Source: REIV
Yarra Ranges Shire Fastest selling homes in the state For private listings Yarra Ranges Shire accounted for five of the ten fastest- selling suburbs, with 14 suburbs recording median selling times below one month. Wandin North recorded the strongest improvement, more than halving its median selling time to 19 days. Kalorama, 14 days Upwey, 15 days Montrose, 16 days Woori Yallock, 17 days Belgrave, 18 days Wandin North, 19 days Chirnside Park, 20 days Lilydale, 20 days For auctions The municipality recorded a clearance rate of 75.9 per cent from 203 auctions in first six months of 2026. The top-selling suburbs through auction: Suburb Sold CR% Mooroolbark 73.3 %11 Source: REIV
Emerging hotspot for houses in the outer ringAnnual change between Jun Q 2026 and Jun Q 2025House and unit prices in Yarra Ranges Shire continued to strengthen compared to June 2025, with Chirnside Park joining Olinda as the only suburbs to record median house prices above $1 million following a 10 per cent increase. Healesville recorded the strongest growth in apartment prices across the region at 11 per cent, while Mooroolbark units also saw gains, reflecting elevated rental demand. Source: REIV
Source: REIV
Leading demand for rentalsAnnual change between Jun Q 2026 and Jun Q 2025Mooroolbark saw strong rental growth for houses and units while Upwey house rents rose by more than 10 per cent to be the most expensive rents in the Yarra Ranges. Source: REIV
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Level 1, 39-41 Hewish Road, Croydon VIC 3136 P: 03 9056 3899 E: croydon@woodards.com.au