Buyers are cautious, listings are harder to win and 15 to 20 per cent of property professionals are reportedly leaving the market. But PRD's Dr Diaswati Mardiasmo says the data tells a more nuanced story than the headlines.

On this episode of Real Estate Exposed, REB deputy editor Emily Lauer sits down with PRD chief economist Dr Diaswati Mardiasmo for a full market update, themed around cutting through the noise and finding opportunities in a shifting market.

Mardiasmo explains why PRD's time-to-buy index has lifted despite higher rates, and why some ready buyers see a softer market as the moment to act before competition returns. She also unpacks a curious pattern in the data: buyers are taking longer to commit but want quicker settlements once they do.

The pair look at what a possible fifth rate hike could mean, with mortgage repayments now taking up a record share of median family income, and what it means for rents, renters and the agents trying to win listings.

Mardiasmo then shares how agents can stand out, from becoming educators with suburb-level data to having "right sizing" conversations with owners feeling the pinch. She also points to regional markets as the standout opportunity for investors, citing lower prices, higher yields and tighter supply.

Finally, she outlines where she sees the market heading into 2027, including what the RBA's modelling says about negative equity.

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If you have any questions about what you heard today, any topics of interest you have in mind, or if you'd like to lend a voice to the show, email editor@realestatebusiness.com.au for more insights.