Agents Cutting Deals, Listings Down, and Affordability Bites

A common but improper real estate practice involves an agent implying a buyer will secure a property if they also list their own home with that agent. This creates a clear conflict of interest and should not occur; a formal disclosure (Form R6) exists to warn and document conflicts when an agent is dealing across multiple parties. The risk is buyers overpaying based on optimistic price guidance for their own home, then selling for less than expected and taking on far more debt than planned—sometimes to the point where finance falls through. In Adelaide, new listings dropped sharply in December (down 62% vs November), which is seasonally normal but was unusually low this time; activity typically lifts after the Australia Day weekend. Despite fewer listings, buyer numbers per property are up, favouring sellers. Any market slowdown is expected to come from affordability constraints rather than increased supply, with family wealth transfers increasingly bridging lending limits.