Timing is everything in property—and knowing whether the market leans in favour of buyers or sellers can make or break your next move.
While many people rely on general headlines or auction results, there’s a better way: dig into online listing data. Platforms like realestate.com.au and Domain are packed with insights if you know what to look for.
In this guide, we’ll break down the key listing metrics that can help you figure out which phase the market is in—so you can negotiate better, time your entry, and spot opportunities others miss.
Buyer’s Market vs Seller’s Market: What’s the Difference?
- Buyer’s market: More properties than buyers. Homes sit longer, vendors drop prices, and there’s room to negotiate.
- Seller’s market: More buyers than properties. Homes sell fast, often above asking, and discounts are rare.
Knowing the difference—and being able to spot the shift—lets you adjust your strategy before the rest of the market catches on.
1. Listing Price Reductions: Are Sellers Slashing Prices?
If vendors are dropping their asking prices, it’s usually because buyers aren’t biting.
What to track:
- Percentage of listings with price drops – rising numbers = softening demand
- Size of the price reductions – bigger cuts = vendors under pressure
- Trend over time – more cuts than last quarter? The market may be tilting towards buyers
Investor tip:
A suburb where 20% of listings have dropped their price in the last 30 days is likely showing signs of a slowdown.
2. Vendor Discounts: What’s the Gap Between Asking and Sale Price?
Vendor discounting measures how much sellers are actually dropping their price to get a deal done.
| Vendor Discount | What It Suggests |
| Over 5% | Buyers’ market – plenty of room to negotiate |
| Under 2% | Seller’s market – competition is fierce |
How to use it:
- Watch for suburbs where discounts are growing month to month
- Compare across locations to spot where negotiation power is strongest
3. Days on Market (DOM): How Fast Are Homes Selling?
This tells you how long listings are sitting before they sell—and it’s one of the clearest signs of shifting market sentiment.
| DOM Range | Market Indicator |
| Under 30 days | Hot seller’s market – homes move fast |
| 30–60 days | Balanced – neutral market conditions |
| Over 60 days | Buyer’s market – sales are dragging |
Tip:
Compare current DOM with historical averages in the same suburb. A jump from 30 to 55 days? That’s a red flag for slowing buyer activity.
4. Listing Volume: Is Stock Piling Up?
Watching how many listings are live in a suburb can give you a feel for supply trends—and how many other sellers you’re competing with.
What to look for:
- Rising listings + flat sales = more choice for buyers → buyer’s market
- Falling listings + steady sales = tightening stock → seller’s market
Example:
If stock levels rise by 15% in a quarter but sales stay flat, buyers are gaining the upper hand.
5. Auction Clearance Rates: Are Buyers Still Showing Up?
Clearance rates reflect how many auctions are actually resulting in a sale. It’s a quick read on buyer sentiment, especially in auction-heavy cities like Sydney and Melbourne.
| Clearance Rate | What It Means |
| Over 70% | Strong demand – seller’s market |
| 50%–70% | Balanced conditions |
| Under 50% | Weak demand – buyer’s market |
6. Rental Market Trends: A Forward Indicator for Demand
Even if you’re buying to own, the rental market can give clues about broader housing demand.
What to track:
- Vacancy rates under 2% = tight rental market → likely price growth ahead
- Rising rents = demand is building
- High yields = attracts investors, boosts buying pressure
Investor insight:
A suburb with rising rents and low vacancies is often the canary in the coal mine for a capital growth phase.
How to Use This Data to Time Your Move
When You Spot a Buyer’s Market:
- Negotiate hard – Vendors are more likely to accept lower offers
- Target suburbs with big discounts – These are often the first to bounce back when the market turns
- Keep an eye on listings that have sat for a while – There may be room for creative deals
- Watch the rental market – Tight rental conditions in a soft sales market = long-term upside
When You Spot a Seller’s Market:
- Move fast – Good properties will be snapped up quickly
- Don’t expect discounts – It’s about securing the deal, not lowballing
- Work with agents to find off-market deals before they go public
Case Study: Using Listing Data to Pick the Right Time to Buy
An investor monitors two suburbs for 6 months:
| Metric | Suburb A | Suburb B |
| Price reductions | 15% of listings | 5% of listings |
| Vendor discount | 4.5% | 1.8% |
| Days on market | 50 (up from 35) | 20 (down from 30) |
| Auction clearance rate | 45% | 75% |
| Listing volume | +20% | −15% |
| Vacancy rate | 3.5% (rising) | 1.2% (declining) |
Result:
Suburb A is clearly moving into a buyer’s phase. Suburb B is firmly in a seller’s market. The investor buys in Suburb A, confident that once sentiment shifts, they’ll benefit from capital growth and rental demand.
Use Listing Data to Get Ahead of the Market
The best investors don’t wait for headlines—they read the data. By tracking price reductions, vendor discounts, days on market, and rental trends, you can get a clear picture of where the market’s heading long before everyone else catches on.
Whether you’re looking to snap up a deal in a soft market or move fast in a hot one, understanding these signals puts you in the driver’s seat.
Need help comparing suburbs or digging into the latest listing trends? I can help you pull the numbers and map out your strategy with confidence.
