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Insights
The Property Stack
Deep dives on Australian real estate, private credit, AI and alpha from Sai Naicker, founder and CEO of CrossCourtAI. Real estate, AI and alpha, every week.
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The Audit Is Coming for the Sustainability Report
ASIC has reviewed the first 40 mandatory climate reports, the greenwashing penalties total $34.7m, and Group 2 catches every $5bn fund from July. Prose just became numbers.
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Hiking Into a Recovery: Who Wins When Rents and Rates Both Rise
The RBA has added 75bp in 2026 with more expected Tuesday, the 10-year bond is at a 15-year high, and CBD effective rents are growing 7-12%. The maths of which one wins.
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Take-Private Maths: When Does an NTA Discount Become a Bid?
Nine A-REIT privatisations over a decade, with bids landing anywhere from 10% below NTA to 58% above it. The discount is an input, not the single determinant.
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What Is the Right Yield to Value Real Estate With?
Initial, equivalent, core, IRR: the same building can be a 6.3% or a 9.1% yield depending on who is quoting it. The maths behind the age-old debate.
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Australian REITs Trade 35% Below Book. The Last Buyer Paid a Premium...
Listed vehicles are pricing Australian real estate up to a third below book value. The largest take-private in ASX history just paid 11% above it.
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Is Offshore Capital Leaving Australian Real Estate?
Foreign buyers took 21% of Australian CRE volumes in H1 2026, down from 28%. Their dollars fell 8%. The denominator rose 16%.
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Who Pays for the Grid? The Looming Data Centre Question...
Modelling says household power bills rise 26% in New South Wales if this boom runs on gas. That number is a planning risk long before it is an energy one.
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Australia's New Data Centre Energy Policy Shocks Market; States Split...
Queensland and the Northern Territory declined to sign. Everyone else just made renewable additionality a condition of building, and a two-speed market opened.
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Australia's A$90 billion Private Credit Gap is a Unique Opportunity...
Banks are retreating, builders are failing, and the housing shortfall is deepening. For disciplined lenders, the opportunity has never been larger.
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Approvals Are Not Supply: We need to talk about Delivery Ratios...
242,874 homes under construction, 172,771 completed. Why every supply forecast built off approval data is now overstating the pipeline.
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Why the 1 July AML Reset Won't Reprice Commercial Property...
From 1 July, around 90,000 businesses come under AUSTRAC. For commercial real estate, the price impact is an overreaction however the compliance cost is both real and frustrating
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The 2026 Budget Effect: How CGT Reform Reprices Australian Property
The 50% CGT discount is going, SMSF property borrowing is banned, and a Greens deal locked it in. Here is how Australian real estate reprices.
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Are Buyers Still Buying? Australian Property After Three Hikes...
The 2025 recovery was real, then it stalled. Inflation returned, the RBA hiked three times, and the buying narrowed hard. So who is still in the market, and what are they buying?
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Specialist Disability Accommodation: Sovereign Yield in Disguise
SDA offers 10%-plus government-funded returns and a shortfall of roughly 14,000 dwellings, but with payments running at around 58% of the original forecast, this is a platform game, not a pure-property play.
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Retirement Living: Right Demand, Complex Model
Australia faces a shortfall of more than 40,000 seniors living units by 2030, yet the deferred-fee village that institutional capital is rushing to buy is the exact part of the model that regulators are now rewriting.
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The Big-Box Bid: Why Institutions Are Back in Large Format
Near-zero supply and returning institutional capital repriced Australian large format retail. Then the RBA hiked again. Is the window closing?
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Budget 2026: The Tax Reset That Splits Australian Property
The biggest property tax reform since 1999 redirects capital toward new builds, BTR and commercial. Here is how to read the four-bucket framework for who wins.
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3.8% Vacancy and No New Supply: Is Premium Office Australia's Most Misread Sector Bet?
National office vacancy hit 15.9%, a 30-year high. But within Sydney's CBD, premium assets are sitting at 3.8% with no new supply until 2027. The real story is a market splitting in two, and the macro shock of 2026 has made the divide sharper, not smaller.
