One Week Post Budget.

20 May

Billy Jaz Paul Hilliard McGrath Palm Beach

One Week Post Budget: What's Actually Happening on the Gold Coast | Billy Jaz McGrath Palm Beach

Market Update — May 2026

One week after the budget, my prediction was that enquiry levels would begin to lift. Here’s what actually happened — and what it means if you’re selling, buying, or investing on the Gold Coast right now.

Billy Jaz · McGrath Palm Beach · billyjaz.com

My prediction vs reality

I called it publicly: one week post-budget, enquiry levels would begin to increase. After monitoring my own campaigns, speaking with colleagues and consulting buyers agents across the Gold Coast — from sub-$1.2M all the way to $5M+ — here’s the honest read.

≈ same

Enquiry levels one week post-budget

≈ same

Open home attendance & clearance rates

↑ shifted

Seller behaviour — this is where it moved

Enquiry hasn’t moved. But sellers have. That’s the story right now.

Where the market actually moved

The increased activity isn’t on the buyer side — it’s on the seller side. Sellers are doing one of two things: adjusting their expectations to get deals done, or withdrawing from the market entirely.

Price adjustments of 5–10% are creating real buyer activity. High demand is still out there — it’s just sitting at a different price point now.

The listing that is the best value proposition wins. This holds true across the entire market — from the Gold Coast’s sub-$1.2M properties all the way to $5M+. Buyers are active. They’re just more selective than ever before.

Two types of sellers right now

Seller A — Selling only

Adapt to the market or withdraw from it. Waiting won’t get you anywhere. It’s okay to step back, let this cycle pass, and re-list when pricing aligns.

Seller B — Buying in the same market

Your changeover price will be relatively the same. Don’t let the absolute sale number stop you from moving — both sides of the transaction have adjusted.

If you’re a buyer right now

I’ll say it plainly: this is one of the best buying opportunities I’ve seen in 13 years. I’ve spoken to buyers agents across the Gold Coast and the consensus is consistent.

I expect this window to last 6 to 9 months. After that, it closes.

The market has shifted. Act on current reality — not yesterday’s numbers.

Where smart investors are moving

Investor clients are restructuring. The focus is shifting away from negatively geared holdings toward assets that work in today’s environment.

Positively or neutrally geared investments — properties that cashflow from day one

Splitter blocks and sections large enough to add a secondary dwelling

Development potential properties that add to housing supply

Assets that still capitalise on negative gearing and capital gains tax concessions under the new rules

Smart money is adapting to the new landscape. The investors who restructure now will be best positioned when the cycle turns.

Adapt or withdraw. Those are the two honest options right now. Waiting for the market to come back to your number is not a strategy — it’s hope. The market has shifted. The question is whether you’re ready to move with it.

Let’s talk honestly