Free tool · Data to July 2026
The property clock, council by council
Bank research desks publish a property clock with eight capital cities on it. Not much use when you're weighing up Ballarat against Bundaberg. So we built one for all 568 local government areas in the country. 453 have enough sales to call. Houses and units, refreshed quarterly.
To be clear about what you're reading: the clock tracks growth momentum, not price. Peak means growing at its fastest, not about to crash. More on that in the questions below.
Phases
Selected area
Click any dot to open that area's full report. Or search an area, or tap a phase, to preview it here first.
Projected 12-month growth band
Projected rent change
The read, right now
89% of house markets are at or past peak growth.
Of the 452 house markets with a reading, 239 sit at Peak and 162 are Slowing. Only 36 are still accelerating, 6 sit at the Bottom, and 8 are coming off it. Units tell a different story: 43 unit markets are Rising and 121 are Slowing, out of 264 with a reading. Same country, very different clocks.
If you take one thing from this page: Australia is not one market. Even now, with most of the country running hot, there are whole councils still accelerating and others just turning the corner.
| State | Peak | Slowing | Growth pause | Falling | Bottom | Recovering | Rising | Total |
|---|---|---|---|---|---|---|---|---|
| NSW | 82 | 22 | · | · | 2 | 2 | 13 | 121 |
| VIC | 53 | 1 | · | · | 1 | 3 | 20 | 78 |
| QLD | 13 | 36 | · | 1 | 2 | · | · | 52 |
| SA | 13 | 50 | · | · | · | · | · | 63 |
| WA | 49 | 53 | · | · | 1 | · | · | 103 |
| TAS | 25 | · | · | · | · | 2 | 1 | 28 |
| NT | 3 | · | · | · | · | 1 | 2 | 6 |
| ACT | 1 | · | · | · | · | · | · | 1 |
Phases run in cycle order: Rising feeds Peak, Peak gives way to Slowing, and a market that falls far enough starts Recovering. 115 of Australia's 568 LGAs are left off for thin sales volumes, mostly remote shires. Every area on the clock also has a written market report with its population, tenure, building approvals and suburbs.
Free · Pulled together by hand
Want the full workup for your area?
The clock is one reading. The full report is the real thing: 10 years of price history, rents and vacancy over time, days on market, demand, and the supply coming down the pipe, for the council area or suburb you ask about. Same data we run for clients. I pull it and email it through, usually within a business day. No charge, and no 14-part email sequence after it.
Fair questions
How to actually read a property clock.
What is a property clock?
A way of showing where a market sits in its cycle, laid out like a clock face. Rising markets climb toward the top, peaking markets sit at 12, and cooling markets fall away toward the bottom. Bank research desks publish one with the eight capital cities on it. This one has every measurable council area in the country, which is a lot more useful when the areas you're comparing aren't capitals.
What's an LGA, and why not just use suburbs?
A local government area is a council: Greater Bendigo, Townsville City, City of Playford. Australia has 568 of them. Suburb prices bounce around too much month to month to read a cycle from, especially in smaller markets where 30 sales is a busy year. Council-level data smooths that out. For suburb-level numbers, our suburb snapshot covers the ones that pass our screen.
Does Peak mean prices are about to fall?
No, and this is the thing people get wrong about every property clock. The clock tracks the momentum of price growth, not price itself. Peak means a market is growing at its fastest rate right now. Plenty of markets sit at Peak for a year or more, and plenty ease into Slowing and keep rising the whole time, just less quickly. It's a speedometer, not a crash predictor.
Why isn't my council area on the clock?
115 of the 568 LGAs don't have enough sales for a reliable cycle reading, mostly remote shires and NT community councils where a handful of transactions a year would swing the numbers all over the place. Leaving them off is more honest than guessing. If yours is one of them, ask through the form and we'll pull what data does exist by hand.
How often does it update, and where does the data come from?
Quarterly. The cycle positions come from licensed market analytics (HtAG), the same feed we pay for and use in client research. Current readings are as at July 2026. The projections shown for each area are HtAG's modelled 12-month capital growth bands, which are ranges for a reason.
Is this financial advice?
No. It's data with honest labels on it. A cycle position is one input among many, and it says nothing about the right street, the right property or whether you should be buying at all. That depends on your finances, strategy and risk tolerance. Get advice on your own situation before acting.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures as at July 2026 and will move. A clock can't see street quality, flood maps, zoning or the contract, which is where deals are actually won and lost. Get advice on your own situation before acting.
Knowing the time is a start. It isn't a strategy.
We narrow 15,000 suburbs to the top 5 for each client, then find the street and the property. If you'd rather skip the spreadsheet years, that's a call.