In this episode, Matt Harris, Adam Farrell, and Mike Vincent break down what they’re seeing on the ground and why the 2026 property market could look very different to 2025. They discuss where opportunities are emerging, what recent market conditions have taught buyers, and why preparation matters more than trying to perfectly time the cycle.
Property Market 2026 and Getting Ahead of the Curve
The team believes the 2026 property market is likely to be stronger than 2025, supported by improving economic confidence, rising sales activity, and interest rates coming down significantly. While listing numbers remain elevated – keeping conditions favourable for buyers – affordability is improving, and more people are starting to re-enter the market. The key message is not to chase momentum once prices lift, but to get organised early so you’re ready to act when the right opportunity presents itself.
Stock Quality, Developers, and Lessons from the Downturn
A key theme is being selective about quality. While there is plenty of townhouse stock available, not all developments are equal. The past few years exposed inexperienced developers who cut corners, delivered poor design, or were unable to stand behind warranties when conditions tightened.
Buyers and investors learned that price alone isn’t enough. Developer track record, build quality, and long-term appeal matter more in a slower market where buyers have higher expectations. As building costs rise and quality expectations increase, this also strengthens the argument for continued price growth over the next cycle.
Case Study One: Yield, Location, and Flexibility
One investor case study highlighted the importance of aligning strategy with personal constraints. The client wanted a new build in a good neighbourhood, strong cash flow, and manageable deposit requirements. That combination made Auckland difficult, so the focus shifted regionally.
The final purchase was a new build in Tauranga, secured after negotiating a $15,000 discount. With rent at $750 per week, the property delivered a 4.7% gross yield – strong for an affluent suburb close to schools, parks, and waterways. Tenant demand was supported by population growth and location desirability, helping manage regional risk.
Case Study Two: Speed Creates Opportunity
The second case study showed how speed can be critical, especially for first home buyers. A North Shore development was about to publicly reduce prices by $40,000-$50,000 due to slower-than-expected sales.
Because the buyers were prepared and supported through the process, they were able to meet quickly, understand how conditional offers work, and secure the best unit in the development before the price change hit the wider market. Within 24 hours, an offer was accepted, and the buyers are now preparing to move in.
Why Making Offers Matters
A repeated theme was that many buyers miss opportunities simply by not making offers. Putting a price on paper can shift negotiations, uncover flexibility, and create leverage – even when the initial guidance suggests otherwise.
In property, the overall journey can take months or years, but the buying moment often moves fast. Those who are prepared can act confidently when the right deal appears.
Key Takeaways
- The 2026 Property Market is expected to be stronger than 2025, with improving affordability and confidence
- High listing numbers still favour buyers, but that window won’t last forever
- Developer quality and track record matter more than ever
- Regional opportunities can deliver strong yields when location and demand are right
- Speed and preparation can unlock discounts that never reach the open market
- You can’t buy a property you never make an offer on
Next Steps:
If you want to be ready when the right opportunity shows up in 2026, Lighthouse Property helps clients get clear, prepared, and positioned before the market moves.
If you’d like to learn more, check out these other episodes below.
For a no obligation discussion to see how we can help you on the path to wealth, please contact us.
Disclaimer:
The information in this article is general information only, is provided free of charge and does not constitute professional advice. We try to keep the information up to date. However, to the fullest extent permitted by law, we disclaim all warranties, express or implied, in relation to this article – including (without limitation) warranties as to accuracy, completeness and fitness for any particular purpose. Please seek independent advice before acting on any information in this article.
