The 2025 Spring Market Surge

Every spring, Australia’s property market roars back to life. Buyers wait all winter for the surge in listings, hoping that warmer weather will finally deliver more opportunities. But in 2025, things look very different. Instead of an abundance of new listings, buyers are facing one of the tightest spring markets in history.

Auction clearance rates are soaring past 70% in Sydney and Melbourne, and even regional centres like Newcastle, Geelong, and the Sunshine Coast are reporting intense competition. The result? Fewer homes to choose from, more bidders at auctions, and prices climbing faster than expected.

This spring frenzy has left many first-time buyers, upsizers, and investors frustrated. They’re attending auctions, bidding confidently, and still walking away empty-handed. The truth is, in 2025, winning property requires more than enthusiasm—it requires strategy, preparation, and insider knowledge.

At PB Property, we’ve helped dozens of clients secure properties this year that others missed, using data-driven insights, smart negotiation, and auction expertise. In this guide, we’ll break down why the market feels so undersupplied, what’s driving the auction boom, and how you can put yourself in the best position to succeed.

Why So Few Listings? Data-Driven Insights

The frustration buyers are experiencing this spring comes down to one key factor: undersupply.

According to CoreLogic’s September 2025 Housing Report, new listings across Australia are down 18% compared to the five-year spring average. Sydney and Melbourne are the hardest hit, with new listings at their lowest spring levels since 2010.

Why is supply so tight?

Several factors are at play:

• Higher holding costs: Owners locked into cheap fixed-rate mortgages are reluctant to sell now that rates have stabilised at higher levels.
  
  
• Lack of downsizer movement: Older owners who would typically downsize are hesitant, fearing they won’t find suitable alternatives in this competitive market.
  
  
• Population growth: Net overseas migration continues to surge, particularly into NSW and Victoria, putting more pressure on already scarce housing.
  
  
• Renovation boom aftermath: Many owners who considered selling renovated instead during COVID, delaying their move to market.
  
  

This supply crunch has created a perfect storm for buyers. With fewer homes available, every listing attracts more attention, and auctions become the battleground.

The Auction Boom: What Has Changed This Year

Spring always brings auctions, but 2025 is different. The clearance rates and competition are unprecedented.

In Sydney, the auction clearance rate for September has been consistently above 72%, according to Domain. Melbourne is not far behind, sitting at 68%. Even Brisbane, where auctions traditionally play a smaller role, is recording clearance rates above 60%—a record high for the city.

What’s changed?

• Undersupply, driving urgency: Buyers know they can’t wait for “better options later.”
  
  
• Investor resurgence: With rental vacancy rates sitting at below 1% in most capitals, investors are back in force, often outbidding first-home buyers.
  
  
• Digital auctions: Online bidding tools introduced during COVID have remained, increasing accessibility and competition from interstate and even overseas buyers.
  
  
• Fear of missing out (FOMO): Buyers who missed the market rise of 2021–22 are determined not to repeat their mistake.
  
  

The outcome? Auctions are no longer just competitive—they’re ferocious. Properties are selling well above reserves, and buyers who arrive unprepared are left behind.

Buyer Frustration: Why Properties Are Selling So Fast

You’ve probably felt it yourself—or know someone who has. You turn up to an auction, bid your budget, and in less than 10 minutes the property is sold for $100k above where you stopped.

Why is this happening so quickly?

• More bidders per property: With fewer listings, every property attracts a wider pool of interested buyers.
  
  
• Emotional overbidding: Families desperate to get into school catchments or investors chasing yield are pushing past their limits.
  
  
• Off-market deals draining supply: Many quality homes never even make it to public auction, snapped up by buyers’ agents negotiating behind the scenes.
  
  
• Fast finance approvals: Those with pre-approval in place can act immediately, while unprepared buyers miss out.
  
  

The speed of sales this spring isn’t just frustrating—it’s costly. Every missed property means higher competition for the next one, and potentially higher prices as the market moves.

Auction Prep Tactics and Insider Negotiation Tips

Walking into an auction unprepared is like stepping into the ring without gloves. Here are some essentials we drill into our clients:

1. Know your ceiling: Decide your maximum bid before you start. Emotions win auctions—but often at the buyer’s expense.
2. Get pre-approval locked in: Sellers won’t take you seriously without it.
3. Bid with confidence: Slow, hesitant bids show weakness. Short, sharp increments make competitors nervous.
4. Consider pre-auction offers: In a tight market, this can sometimes secure a deal without the drama.
5. Always have a Plan B: Don’t fall in love with one property. We line up multiple targets to reduce pressure.

These strategies aren’t just theory—they’re proven in the field.

Navigating Finance and Pre-approval in a Hot Market

Finance is the invisible deal-breaker in many auctions. Lenders are stricter than ever, and in 2025, with APRA watching closely, pre-approval is essential.

But not all pre-approvals are equal. Some are system-generated and unreliable, while others are fully assessed and as good as a green light. At PB Property, we work with trusted brokers who ensure clients have the strongest possible finance position before bidding.

This advantage is crucial. Sellers want certainty. If your finance is shaky, you’ll lose to a buyer who’s solid—even if their bid is slightly lower.

Hidden Dangers of Skipping Due Diligence

In the rush to secure a home, many buyers are cutting corners. That’s dangerous.



We’ve seen buyers skip building inspections, strata checks, or rental appraisals, only to discover expensive problems after settlement. In 2025, with properties selling so fast, the temptation to rush is real. But so are the risks:

• Structural issues costing tens of thousands.
• Strata levies doubling due to hidden defects.
• Overpaying for properties with poor long-term growth potential.

Our role as buyer’s agents is to slow down the process just enough to ensure every box is ticked. Winning the auction is only half the battle—buying the right property is the real goal.

Ready to navigate the chaos and finally secure your new home?

Book a call with PB Property today—our proven strategies win in any market.