By Brett Warren September 25, 2025

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10 Rules for Investing in our Rising Property Market

Property Investment
10 Rules for Investing in our Rising Property Market

Key takeaways

A rising market can be lucrative, but it’s easy to make expensive mistakes if you’re driven by hype rather than strategy.

Property investment is about finance, strategy, and psychology, not just bricks and mortar.

Now is the time to get clarity, assess your position, and act deliberately to build long-term wealth.

The Australian property market is on the move.

After a few years of uncertainty, highlighted by headlines about falling prices and interest rate hikes that made buyers nervous, we turned the corner last year, and property values have been rising ever since.

With the Reserve Bank having dropped interest rates three times already this year, buyer and investor confidence is returning, auction clearance rates are strengthening, and property values continue to increase.

However, while this stage of the property cycle presents great opportunities, it also introduces new risks, particularly for investors who let emotions, rather than strategy, guide their decisions.

That’s why I want to share 10 key rules for investing wisely in a rising market.

These are lessons I’ve learned from nearly three decades of investing and guiding thousands of clients at Metropole through every property cycle.

If you follow these rules, you’ll not only avoid common mistakes many make in rising markets but also set yourself up for long-term success.

10 Lessons Rising Market

Rule 1: Focus on Fundamentals, Not FOMO

As property prices rise, so does the noise in the media.

Suddenly, everyone’s talking about hotspots, off-market deals, and quick flips.

It’s easy to feel the pressure to act fast or miss out.

However, successful investors understand that property isn’t about timing the market – it’s about buying the right property and holding it for the long term.

Stick with investment-grade properties in established suburbs with strong economic drivers, not the “next big thing” touted by headlines.

Rule 2: Buy Investment-Grade, Not Secondary Properties

In a rising market, even average properties often rise in value, but they rarely keep pace with investment-grade assets over the long term.

What’s the difference?

Investment-grade properties are located in desirable (often gentrifying) areas with proven demand, close to schools, transportation, and lifestyle amenities.

They have scarcity, appeal to owner-occupiers, and tend to outperform in both booms and downturns.

Secondary properties, by contrast, might seem like a bargain but often underperform in the next part of the cycle.

Rule 3: Don’t Speculate – Invest

There’s a big difference between speculators and investors.

Speculators chase short-term gains, often buying in unproven areas or off-the-plan developments, hoping for a quick profit.

Investors adopt a long-term mindset, purchasing quality assets they are happy to hold for decades, confident they will navigate the inevitable ups and downs.

This market phase is where many “accidental speculators” get caught out. Don’t be one of them.

Rule 4: Stick to your strategy.

All the successful property investors I’ve worked with over the years have had a sound long-term strategy.

They recognise that the property they eventually buy is the physical manifestation of a whole lot of decisions they have made in the correct order.

In a rising market where good stock is limited and competition is strong, it’s tempting to shift your goal posts when things aren’t going to plan.

However, strategic investors stay consistent and use their plan to inform the type of properties they should buy and those they should avoid.

Rule 5: Get Your Finance Right

In a rising market, competition can get fierce. Those who have their finance pre-approved are in a stronger position to move quickly on the right opportunity.

However, a strong market can make investors feel bulletproof.

But markets move in cycles, and unexpected challenges can (and will) arise – rising interest rates, job changes, vacancies.

Having a financial buffer, such as an offset account with funds set aside for emergencies, provides you with peace of mind and flexibility.

Rule 6: Ignore the Hype and Do Your Due Diligence

Booming markets breed confidence, but also complacency.

I’ve seen buyers skip building inspections, overlook planning restrictions, or fail to properly research rental demand – all because they felt pressured to “get in before it’s too late.”

A rising market doesn’t change the fundamentals of due diligence. In fact, it makes them more important.

Rule 7: Avoid Off-the-Plan and House-and-Land Packages

In every upswing, developers ramp up their marketing campaigns to tap into buyer FOMO.

Social media ads promising quick returns, glossy brochures, rental guarantees, and incentives can look enticing.

However, history shows that off-the-plan apartments and house-and-land packages in outer suburbs rarely deliver strong long-term capital growth.

They’re often built in bulk, lack scarcity, and the off-the-plan apartments appeal mostly to investors, not owner-occupiers.

Stick with established properties in inner and middle-ring suburbs of our capital cities.

Rule 8: Keep Your Emotions in Check at Auctions

With clearance rates on the rise, auctions are back in full force.

But in heated bidding environments, it’s easy to let emotion take over and pay too much.

Set your budget, know your walk-away price, and consider using a buyer’s agent, such as the experienced team at Metropole, who can negotiate on your behalf with emotional detachment.

Rule 9: Review and Rebalance Your Portfolio

A rising market is an ideal time to take stock.

Ask yourself: Are all my properties performing? Could I release equity from one to buy another? Do I need to restructure loans to improve cash flow?

At Metropole, we help clients build Strategic property plans that capitalise on market cycles without overextending themselves.

Our clients recognise that attaining wealth doesn’t just happen, it’s the result of a well executed plan. Planning is bringing the future into the present so you can do something about it now!

Rule 10: Work With a Team Who’s Seen It All Before

It’s easy to feel confident when property values are rising.

But as Warren Buffett famously said, “Only when the tide goes out do you discover who’s been swimming naked.”

Smart investors surround themselves with experienced, independent advisors who’ve successfully navigated multiple property cycles.

At Metropole, we’ve helped investors safely grow, protect, and pass on wealth through every stage of the market. We can help you too. Click here now and organise a complimentary Wealth Discovery Chat with one of our wealth strategists.

Final thoughts

A rising market can be exciting – but also dangerous for those who get caught up in the hype.

By following these 10 rules, you’ll avoid the traps many fall into and set yourself up to take advantage of this new cycle.

Remember, property investment is a game of finance, strategy, and psychology – not just bricks and mortar.

If you’re ready to make the most of this phase of the cycle but aren’t sure where to start, why not have a complimentary Wealth Discovery Chat with one of our team at Metropole?

Click here now and we’ll help you:

Clarify your goals
Assess your current position
Create a personalised Strategic Property Plan to safely grow your wealth

Now is the time to plan for your future. Don’t let this next property cycle pass you by.

About Brett Warren Brett Warren is National Director of Metropole Properties and uses his two decades of property investment experience to advise clients how to grow, protect and pass on their wealth through strategic property advice.