John McGrath explains how to navigate the property market as prices continue to fall

Real estate has always been a favourite topic of conversation around the dinner table or at coffee catch ups. With so much property noise out there now, these discussions have become even more intense.

Wherever you are in the property cycle, you should know one thing: real estate changes invariably occur. Median values in different areas, including rental yields and vacancies, will

move up and down.

In short: if you own, or plan to buy, property, expect adjustments and corrections.

Property data shows that the combined capital cities market experienced 10 downturns in

the past 40 years.

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In Cotality’s May Housing Chart Pack, research director Tim Lawless also highlighted that in this time, all but three capital city declines lasted less than a year. In addition, these dips followed notable increases, which provided a strong buffer against the deteriorations.

This is exactly what we’re seeing now, and it means that despite the recent national flatline,

we can breathe a little easy. This is especially true of our mid-range cities.

Cotality’s latest Home Value Index show Brisbane, Perth and Adelaide’s median values are

still at their peak, having experienced 75 per cent to 90 per cent growth in the past five years.

As a result, Mr Lawless noted that most homeowners are in a relatively strong equity position, with the Reserve Bank of Australia estimating that less than 1 per cent of

households were in negative equity at the start of this year.

That being said, Mr Lawless pointed out that newer buyers could be at risk of negative equity as property values fall, especially those who bought via first-home buyer government schemes requiring small deposits.

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But as I said in a recent interview, I do have some good news for this group.

Generally speaking, they won’t sell again for another seven years – the typical period of our property cycle rebounds – and by that time, values will have doubled again.

Unfortunately, however, NSW and Victoria prices already declined by 10 per cent to 15 per cent in March alone. I expect we’ll wait at least a year before we see any positive movements in the market too.

Our economy is in challenging, unstable times and many people are struggling.

But economising in this downturn can be easier than people might think and might not even

require a full budget cut back.

Significantly, reining back spending gives potential buyers, including renters, extra funds to put towards a mortgage deposit. Similarly, homeowners could pay off their home loan

sooner.

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First and foremost, homeowners should regularly check their mortgage to ensure they have

the best possible rate and add-on facilities. They may want to refinance, but be aware that

the current declining market may impact their loan-to-value ratio (LVR).

Consider moving to another utility provider who can offer a better deal. Do an audit of streaming services, or other rarely used subscriptions, and buy groceries at a budget-

friendly supermarket.

Most importantly, expect the property market to regularly change. After all, what goes up, can – and will – go down as part of the cycle. But while I encourage home buyers and owners to keep a close eye on the market at such times, I’d also advise them not to panic.

Instead, keep the ups and downs in context and remember that home ownership is a long-

term concern.

John McGrath is the founder and managing director of McGrath Estate Agents.