I believe every property decision sits within a bigger picture. People have goals they are working towards, challenges they are trying to solve, and changes they want to make. Buying or selling a home can be a major part of that, and my role is to help facilitate the property side while keeping sight of what you are ultimately trying to achieve.

After a sharp lift in spring stock, last week looked more balanced.

New listings eased, absorption improved, and active stock only moved from 105 to 107.

COPPER COAST WEEKLY MARKET PULSE

Week ending 27 September 2026

A snapshot of property market activity across postcodes 5554, 5556 and 5558.

Last Week’s Numbers

🏘️ Opening active stock at the start of last week: 105
➕ New listings last week: 9
📉 Closing active stock at the end of last week: 107
✅ Properties absorbed: 7
📊 Weekly absorption rate: 6.67%
🔑 Sold in the last 30 days: 12

What Is the Weekly Absorption Rate?

The weekly absorption rate measures how much active stock left the market during the week, after allowing for new listings.

In simple words, it helps show whether available stock is being absorbed, or whether listings are continuing to build.

What The Numbers Are Showing

Last week, 9 new properties came onto the market and active stock increased slightly from 105 to 107. Seven properties left active stock during the week after allowing for those new listings.

The weekly absorption rate improved from 5.43% the previous week to 6.67% last week. Sold properties over the last 30 days moved from 13 to 12, which is slightly lower, but still sitting around a similar level to recent weeks.

The bigger point is the change in pace. The week before previous week saw 18 new properties come onto the market, which pushed active stock from 92 to 105. Last week, new listings reduced to 9, absorption improved, and active stock only edged higher by 2.

So the market is still carrying higher spring stock, but last week’s numbers showed a more balanced week than the one before.

The Bigger Trend

Looking at the last few reports, active stock has moved from 89, to 92, to 105, and now 107.

The main shift happened when spring stock started coming through more strongly. Before that, active stock had been holding closer to the 90 mark. It is now sitting above 100, which means there is more available stock in the market than there was a month ago.

That does not mean the market has stopped. It means the balance between new supply and genuine buyer activity is now the key thing to watch.

What Is Happening On The Ground

At ground level, open home attendance was fairly average over the weekend. But what has been noticeable is the quality of buyers who are out looking.

A number of buyers appear to be well prepared. They have finance pathways, timing, and the steps required to purchase already mapped out. They are not just browsing casually. Many are actively trying to work out which property genuinely fits their needs.

This is where the stock number needs some context.

There may be more properties available overall, but once buyers narrow their search by budget, location, lifestyle and property type, the real number of suitable options can become much smaller.

For example, a buyer may inspect six or seven homes across the Copper Coast, but after walking through them, only two or three may actually match what they are looking for.

That is especially true for lifestyle-driven property searches. If someone is looking for a larger landholding or acreage-style property, there may only be a handful of suitable options available. If someone specifically wants marina frontage with direct water access, the number of options can be even smaller. The same applies to buyers looking for a modern home on a larger allotment, where the available stock can narrow quickly.

What To Watch Next

The number to watch from here is active stock.

If stock holds around this level while buyer activity and absorption remain steady, it may suggest the market is working through the spring lift. If stock continues to climb, it may show that new supply is still coming through faster than the current level of buyer activity can absorb.

The other thing to watch is buyer quality. Enquiry levels may not be high across every property, but prepared buyers are still active in the market. That can matter just as much as the total number of people walking through an open home.

The next RBA interest rate decision is also due on Tuesday, 29 September 2026 at 2:30 PM. There has been plenty of discussion across the industry about whether rates may rise again before the end of the year, so tomorrow’s decision will be another important piece of the broader market backdrop.

Have a question about what these numbers mean for your suburb, price range or property type?

Leave it in the comments or send a message.

Follow the page for weekly Copper Coast market updates and local property insights.

#CopperCoast #SouthAustralia #RegionalSA #RealEstate #LocalAgent #RegionalRealEstate #PropertyMarket

🏡 WATER VIEWS FROM 2 INVERNESS WAY

Positioned to take in the water views, this Wallaroo home offers a great outlook in a sought-after marina setting.

Want to know more? Send a message for property details, price information or to arrange an inspection.

#Wallaroo #CopperCoast #WaterViews #CoastalLiving #SouthAustraliaRealEstate

JUST LISTED

THE COMPLETE PACKAGE – SPACE, SHEDDING & COASTAL LIVING

9 Hazel Street, Moonta Bay, SA 5558

Set on a generous 900sqm allotment, this well-designed 2009-built home delivers space in all the right places. Two substantial living areas provide genuine separation inside, the oversized master suite creates an impressive private retreat, while outside the standout 7.5m x 12m shed with approx. 3m door clearance will immediately appeal to buyers with a caravan, boat, vehicles, workshop or serious storage requirements.

✅ Three-bedroom home built in 2009 on approx. 900sqm
✅ Welcoming entrance with feature vaulted ceiling
✅ Very generous separate formal lounge with double glass doors
✅ Large open-plan kitchen, meals and living area
✅ Kitchen with island bench, pantry, electric oven, cooktop, dishwasher and double sink
✅ Oversized master bedroom with walk-through robe and large ensuite with spa
✅ Bedrooms 2 and 3 with built-in robes, ceiling fans and carpet
✅ Covered patio, large lawn and established gardens
✅ Oversized single garage under the main roof with internal access
✅ 7.5m x 12m approx. shed with approx. 3m door clearance, wide driveway access, solar and rainwater tanks

🌿 Positioned in popular Moonta Bay, with convenient access to the beaches, foreshore, jetty, Splash Town Water Park and nearby Moonta township for supermarkets, cafés, bakery, chemist and everyday services. With generous living spaces, excellent access and serious shedding, this is a complete Moonta Bay package for buyers needing room to live, store and enjoy the Copper Coast lifestyle.

Follow the link to view property:
https://sarbsingh.com.au/properties/9-hazel-street-moonta-bay-sa-5558

NEW - Virtual tour:
https://bit.ly/VT_eXP_9_Hazel_St_MB

👉 Submit your offer today:
https://form.jotform.com/241078677276872

📲 Contact: Sarb Singh & Tim Hosking
Sarb Singh 0484 540 444
Tim Hosking 0419 168 989

RLA 300 185

#JustListed #MoontaBay #CopperCoast #MoontaBayRealEstate #CopperCoastRealEstate #FamilyHome #Shedding #CaravanStorage #VirtualTour #SarbSingh #TimHosking

🏉 SUNDAY OPEN HOMES | 27 SEPTEMBER

#CopperCoast #OpenHomes #RealEstate

The difference between buyers who find the right home and buyers spends months searching is one thing: they decided what they were looking for before they started looking.

The easiest thing to do when you start thinking about buying is open realestate.com.au, set a price range, and begin scrolling. Then you save properties. You go to a few open homes. You see one you really like. And suddenly you are trying to make a fairly significant financial and lifestyle decision while still working out exactly what you are looking for. The property search is important. But it probably shouldn't be the first step.

Before looking at individual homes, it helps to build some sort of buying framework. Not anything complicated. Just enough clarity that when a property does come along, you can assess whether it actually suits what you are trying to achieve. Here are a few things worth working through before the search becomes serious.

1. START WITH WHY YOU ARE MOVING
This sounds simple, but it influences almost every other decision. Are you moving because you want to be closer to the beach? Are you downsizing a larger property because maintaining the land is becoming too much? Are you relocating to be closer to family? Are you looking for a quieter lifestyle? Buying your first home? Wanting a shed, more land, fewer stairs, another bedroom, or simply a different location? There is usually a bigger reason behind the property search.

I've worked with buyers who were clear on this from day one. Their search is focused. Their decision is fast. Their satisfaction after purchase is high. I've also worked with buyers who started scrolling without answering this question. They end up chasing properties that look good online but don't actually solve the problem they were trying to solve. Understanding your real reason helps separate properties that genuinely solve the problem from properties that simply look appealing.

2. WORK OUT YOUR REAL NON-NEGOTIABLES
Most buyers have a wish list. The harder question is: What could you genuinely not compromise on? For someone buying, that might be a particular location or area, minimum number of bedrooms, room for a caravan or boat, shed access or land for a workshop, a low-maintenance yard, walking distance to the beach or town, no major renovations required, enough land for children or pets, single-level living, or proximity to family, schools, shops, or medical services.

The important part is keeping the list fairly small. If everything becomes a non-negotiable, very few properties will ever qualify. In any market, that means you'll miss opportunities. When you get specific about location, size, and condition, the real options narrow quickly. I've seen buyers turn down solid properties because they were holding out for something that doesn't exist, and I've seen others find genuinely great homes by being realistic about what actually matters versus what would be nice to have.

3. THEN SEPARATE THE "NICE TO HAVES"
This is where the search becomes much easier. Maybe you would like solar, a large shed or second shed, an ensuite, stone benchtops, side access, a second living area, a renovated bathroom, a particular style of home, or an outdoor entertaining area. All worthwhile things. But are they essential? Or could some of them be added later if the core property is right?

There is an important difference between saying "This property doesn't work for us" and saying "This property works for us, but there are a few things we would eventually change." That distinction can open up considerably more possibilities and help you recognize when a good property is worth pursuing even if it isn't perfect in its current state.

4. DECIDE WHERE YOU ARE MOST WILLING TO COMPROMISE
This is probably one of the harder parts of buying. Most people would understandably like the ideal home, in the ideal location, in excellent condition, with every feature they want, within budget. Sometimes that property exists. Sometimes it doesn't. So it helps to think about the trade-offs before you are standing inside a property trying to make the decision.

Would you rather have a better house in a location that is slightly less preferred, or a simpler house in the location you really want? Would you accept an older kitchen to get the larger block? Would you accept a smaller block to be closer to the beach or shops? Would you compromise on the shed if everything else was right? Could a three-bedroom home work rather than four if there was another usable space?

I've seen buyers turn down solid properties because they were holding out for something that doesn't exist. And I've seen others find genuinely great homes by being clear about one or two compromises they were willing to make. There isn't one correct answer. The value is simply knowing which compromises you are comfortable making before emotions get involved.

5. UNDERSTAND YOUR TIMING
Not every buyer has the same deadline. Some people need to move by a particular date, while others could buy tomorrow or six months from now. Some need to sell another property first. Some are renting and working around the end of a lease. Others may be relocating, downsizing, or coordinating a purchase with family. It helps to separate the dates that are genuinely fixed from the ones that have some flexibility. That can influence which properties you consider, what conditions might be required in an offer, and how much negotiating flexibility you may have.

6. UNDERSTAND YOUR FINANCIAL POSITION BEFORE FALLING IN LOVE WITH A PROPERTY
The advertised price range is only one part of affordability. Before the search becomes serious, it helps to understand things such as your borrowing capacity, available deposit or equity, comfortable repayment level, purchase costs, whether another property needs to sell first, whether finance approval is conditional or unconditional, and what price range still leaves you financially comfortable after purchasing.

There can be quite a difference between saying "The bank may lend us this amount" and saying "This is the amount we are actually comfortable spending." This is one of the most important distinctions I see buyers miss. Many of them are focused on what the bank will approve rather than what actually makes sense for their financial situation. Knowing that distinction before searching can make the process considerably clearer and help you avoid stretching too far financially.

7. UNDERSTAND THE MARKET YOU ARE BUYING INTO
Before deciding what a property is worth to you, it helps to understand what is happening around it. How much similar stock is currently available? How long are comparable properties taking to sell? What have similar homes actually sold for? Are properties around that price range attracting strong competition? The asking price is useful information, but it is only one piece of information. Recent sales, current competition, and buyer demand provide much more context.

8. WHEN YOU INSPECT A HOME, ASK MORE THAN "DO I LIKE IT?"
After an inspection, three questions can be useful: Could we genuinely see ourselves living here? Does it satisfy the things we said were genuinely important? What would we need to change for the property to work for us? That last question can be particularly useful.

Sometimes a property is rejected because of paint colours, flooring, landscaping, an older kitchen, or another relatively changeable feature. Other issues are much harder to change: location, block size and orientation, street position, overall layout, neighbouring properties, and access. Those differences are worth recognising. Just because a property needs cosmetic work doesn't mean it doesn't work for you, but if the fundamental location or layout doesn't suit your needs, that's much harder to fix.

9. THEN THINK ABOUT YOUR OFFER
Once the right property is found, price is obviously important. But an offer is more than a number. Settlement timing, finance conditions, sale-of-property conditions, deposit, and other terms can all form part of the overall offer. It also helps to understand how the property has been positioned and what may matter to the seller. Two buyers offering similar amounts can sometimes present very different propositions once the complete terms are considered.

Understanding what matters to “this seller” can be the difference between an offer being accepted or rejected. Some sellers care more about speed. Others need specific timing. Some will accept conditions, others won't. This is where your preparation earlier in the process becomes invaluable. Instead of beginning the decision-making process when you find the property, much of the thinking has already been done. You already know what you are trying to achieve, what you cannot compromise on, what you can compromise on, what you are comfortable spending, what timeframe you are working with, and what the market actually looks like.

Then the property search becomes less about scrolling through listings hoping something feels right. It becomes a process of assessing each opportunity against a plan you already understand.
Buying a home will always involve some emotion. It probably should. It is where you are going to live. But having some structure around the decision makes it much easier to know when a property is simply attractive and when it might genuinely be the right home for you.

Sarb Singh | 0484 540 444
#BuyingAHome #PropertyBuying #RealEstateTips

COPPER COAST WEEKLY MARKET PULSE
Week ending 20 September 2026

A snapshot of property market activity across postcodes 5554, 5556 and 5558.

Last Week’s Numbers

🏘️ Opening active stock: 92
➕ New listings last week: 18
📉 Closing active stock: 105
✅ Properties absorbed: 5
📊 Weekly absorption rate: 5.43%
🔑 Sold in the last 30 days: 13

What Is the Weekly Absorption Rate?

The absorption rate shows how much active stock was removed from the market during the week, after allowing for new listings.

In simple words, it helps show whether stock is being absorbed, or whether available listings are building.

What This Means

Last week, 18 new properties came onto the market and active stock increased from 92 to 105. Even though 5 properties were absorbed, the number of new listings was high enough to push total available stock higher.

The weekly absorption rate eased from 6.74% the previous week to 5.43% last week. Sold properties over the last 30 days moved slightly from 14 to 13, which is still sitting around a similar level to the previous update.

Looking at the last five reports, active stock has moved from 87, to 87, to 89, to 92, and now 105. For most of that period, stock was holding around the 90 mark. This week, it moved above 100, mainly because of the number of new properties launched.

That is an important spring pattern to watch. As the weather improves, more buyers tend to come out, but more owners also choose to bring their properties to market. So a lift in stock does not automatically mean less activity. It can also mean the market is entering a busier part of the year.

My Take

The Copper Coast market is showing more movement as spring gets underway.

On the numbers, active stock has lifted from the high 80s and low 90s to 105 this week. The main reason is the volume of new listings, with 18 properties launched during the week.

At ground level, we are also seeing more buyers attending open homes than we have seen for a few months. Enquiry levels may not be running extremely high across every property, but the people who are showing up appear to be more active and more serious.

Over the weekend, we met with several interested parties who were out looking at homes across the Copper Coast. Because there is more stock available, some buyers are comparing four or five different properties before deciding what suits them best.

The price spread is also worth watching. Around 40% of active stock is priced above $800,000, with the remaining stock sitting below that level. Another useful point is that around 40% of the total available stock is sitting between $700,000 and $900,000. That appears to be the range where a lot of the competition between listings is currently sitting. When there is more choice in a particular price range, the way a property is received by the market becomes even more important.

That usually comes back to five key things:

Product: what the property offers
Presentation: how it looks and feels
Pricing: how it sits against the competition
Promotion: how well it is marketed
Placement: how clearly it is positioned to the right buyers

The key thing to watch over the next few weeks is whether buyer activity continues to lift as more spring stock comes to market.

If active stock holds around this level while inspections and sales activity remain steady, that would suggest the market is absorbing the spring lift. If stock keeps rising, it may show that new supply is still coming through faster than current buyer activity can absorb.

Have a question about what these numbers mean for your area, price range, or property type?

Drop it in the comments or send me a message. Happy to help.

For weekly market updates and local property insights, follow the page.

#CopperCoast #YorkePeninsula #Kadina #Wallaroo #Moonta #MoontaBay #PortHughes #NorthBeach #SouthAustralia #RegionalSA #RealEstate #LocalAgent #RegionalRealEstate #PropertyMarket

🏡 BEAUTIFULLY RENOVATED STONE HOME

1 Margaret Street, Wallaroo

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🏡 4 HOMES OPEN TO VIEW TODAY

Click the link below for property details and open home times.

https://bit.ly/OPENS_eXp

🏡 OPEN HOMES THIS WEEKEND | ALL NEW RELEASES

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JUST LISTED

SPACE, FLEXIBILITY & EXCEPTIONAL FAMILY LIVING

6 Westside Avenue, Moonta Bay, SA 5558

Set on a 908sqm allotment, this substantial 2011-built home delivers an impressive amount of space, with multiple living zones, four bedrooms, a dedicated office and extensive indoor and outdoor entertaining areas. Designed for a household that values room to spread out, the floorplan moves well beyond the conventional family home, with formal and informal living areas, a theatre room, expansive family and dining spaces, a large sunroom and a centrally positioned kitchen keeping everything connected.

Outside, the scale continues with extensive covered and open entertaining areas, excellent vehicle accommodation and a versatile detached rear building complete with kitchenette and bathroom facilities. With low-maintenance grounds, substantial rainwater storage, solar and zoned ducted heating and cooling, this is a property offering genuine flexibility for changing family needs.

✅ Substantial 2011-built single-level home on approx. 908sqm
✅ Four generously proportioned bedrooms plus dedicated office
✅ Spacious main bedroom with walk-in robe and ensuite
✅ Multiple living zones including open-plan living, theatre room and large sunroom
✅ Centrally positioned kitchen with dishwasher, double sink, electric oven, LPG cooktop and pantry
✅ Zoned reverse-cycle ducted heating and cooling plus split-system A/C to theatre room
✅ Extensive covered and open outdoor entertaining areas with outdoor blinds and TV provision
✅ Double garage under the main roof plus additional carport with approx. 2.7m clearance
✅ Detached rear building with kitchenette, bathroom facilities, storage and adjoining patio
✅ Approx. 5.5kW solar system, 22,500L rainwater storage, three-phase power and full sewer connection

🌿 Positioned in Moonta Bay, with convenient access to the beaches, foreshore, coastal lifestyle and everyday services in nearby Moonta. With substantial indoor space, outdoor entertaining areas, vehicle accommodation and a detached rear building, this is a flexible family property with room for guests, hobbies, work-from-home needs and changing household requirements.

Follow the link to view listing:
https://sarbsingh.com.au/properties/6-westside-avenue-moonta-bay-sa-5558

NEW - Virtual tour:
https://bit.ly/VT_eXP_6_Westside_Ave_MB

👉 Submit your offer today:
https://form.jotform.com/241078677276872

📲 Contact: Sarb Singh & Tim Hosking
Sarb Singh 0484 540 444
Tim Hosking 0419 168 989

RLA 300 185

#JustListed #MoontaBay #CopperCoast #MoontaBayRealEstate #CopperCoastRealEstate #FamilyHome #FlexibleLiving #OutdoorEntertaining #VirtualTour #SarbSingh #TimHosking