Why September could be the most strategic month to buy
I’m the busiest I’ve ever been — not just because more clients are coming to me for help, but also because buyers are feeling increasingly frustrated by the Sydney real estate “game.” They’re tired of underquoted guides, limited stock, and intense competition — and they’re looking for someone to help them cut through it all.
Adding fuel to the fire, the government has announced changes to the First Home Buyer Guarantee, bringing forward the $1.5m property price cap to 1 October. This is a big shift — and depending on your budget, it could impact your buying strategy in very different ways.
Here’s how I see it playing out:
First Home Buyers (up to $1.5m)
If you’re a first home buyer, now is the time to get organised. Don’t wait until October to start your research — by then, the competition will already be heating up. Get your pre-approval sorted, confirm your place in the scheme, start inspecting, and know your numbers so you’re ready to act the moment the new scheme kicks in.
Other Buyers ($1m–$1.5m)
If you’re not a first home buyer and your budget sits between $1m and $1.5m, I’d seriously consider buying before 1 October. Why? Because once the scheme opens up, you’ll be competing with an influx of motivated FHBs who now have extra support. More buyers = more competition.
Upper Bracket Buyers ($1.5m–$1.6m)
Interestingly, this bracket could actually see more opportunity. FHBs will be capped at $1.5m, so homes just above that line may see less competition — not because they’re bad value, but because they fall outside an arbitrary cut-off.
What I expect we’ll see from mid-September is an influx of listings with guides around $1.35–$1.4m, as sales agents position properties to attract the first home buyer market. But many of those homes will ultimately sell over $1.5m — to buyers who aren’t restricted by the scheme.
And because everyone always asks about stock levels...
Stock levels are finally starting to pick up. After a long stretch of tight supply, we’re seeing more homes come online. It’s still early days, but even a slight increase in choice makes a real difference — especially as we head into the spring selling season. Combined with the scheme changes, it’s shaping up to be one of the most dynamic periods we’ve seen in years.
If you’re wondering how this all fits into your plans — whether buying, selling, or both — reach out. I’d love to help you navigate it.
