🏡 The Truth About Finding Deals in 2026: Why It’s No Longer About Price
The Old Game Is Over
There was a time when buying below market value felt like the ultimate win.
I used to think that way too. If you could shave a few grand off the asking price, you were already ahead… or so it seemed.
The past few years have completely changed that.
Interest rates climbed, materials spiked, builders disappeared overnight, councils slowed down, and finance got harder. Suddenly the game stopped being about who could find the cheapest block. It became about who could make a deal work despite the chaos.
The best deals in 2026 are not necessarily the cheapest. They’re the ones where you control the risk, shorten the timeline, and create uplift you can actually realise.
The “Bargain” That Taught Me Everything
I still remember a site on Brisbane’s north side that looked like a gift.
Corner block, wide frontage, $60k under comparable sales. I was already running feasibility numbers in my head before I’d walked the boundary.
Then the reality checks began.
The sewer ran diagonally through the middle of the land. Stormwater access was on the opposite side of the street. Council wanted a minimum 10-metre frontage per lot which meant I’d need to shift the existing house… or demolish it entirely.
By the time I added the civil costs, DA delays, and holding interest, my “cheap” deal would have put me backwards.
That was a pivotal moment. I realised a good deal isn’t about the price on the contract. It’s about what you can control once it’s yours.
What Defines a Good Deal in 2026
The investors who are still doing well have one thing in common – they’ve redefined what “buying well” means. It’s no longer about discount. It’s about structure, certainty and speed of execution.
1. Control Before Commitment
Long settlements, DA clauses, or option contracts let you create value before you carry the cost. One of our members recently secured a site in Perth with a six-month settlement, gained development approval during that window and then on-sold it for a six-figure uplift without ever drawing finance.
2. Certainty Around Costs
Builders are quoting cautiously. Engineers are padding timelines. A deal that only works if every trade shows up on time is not a deal… it’s wishful thinking. Always build in buffers for time and cost.
3. Uplift You Can Actually Capture
Paper profits don’t pay bills. Execution does. Whether it’s a small renovation or a two-lot subdivision, the question isn’t “can I get approval?” It’s “can I complete the project and realise the margin with the people and cash I have?”
4. Exit Plan First, Entry Second
Every feasibility should include a Plan B. Can you rent and hold? JV with a builder? Flip post-approval? Knowing your exits gives you permission to enter confidently.
5. Relationships Trump Discounts
Over the years I’ve seen countless members succeed not because they found better sites but because they built better teams. They treat surveyors, brokers and planners like partners. Those relationships bring early calls on off-market stock, faster responses from council and honest feedback that saves tens of thousands.
A Real-World Example
One of our mentoring clients recently looked at a two-lot subdivision that others had passed on. On paper it was tight. But instead of walking away, she negotiated early access, completed her survey and services design before settlement and saved three months of holding costs.
She didn’t buy the cheapest block. She bought the most controllable one.
That single mindset shift turned a marginal deal into a winner.
Creative Thinking Beats Price Hunting
In 2026, creativity has more value than capital.
We’re seeing more investors using JV structures to share risk, DA uplift plays instead of full builds and even vendor terms where sellers effectively finance part of the deal.
These strategies aren’t new. They just matter again because flexibility is scarce. The days of easy finance and cheap trades are gone… but opportunities still exist for those who know how to structure them.
The Fundamentals Still Win
It’s easy to get caught up in the noise of the market… The data, the headlines, the social-media “gurus.” The truth is the fundamentals haven’t changed:
- Do proper due diligence. Check overlays, services and flood maps before falling in love with a block.
- Know your numbers. Every feasibility should include realistic construction costs, contingency and finance interest.
- Keep a cash buffer. Deals fall over when holding costs outrun patience.
- Work with the right people. A good broker, planner or builder is worth far more than a few thousand saved on the purchase.
These basics are not exciting but they’re what keep investors standing when the market shifts.
Lessons From the Field
Through mentoring hundreds of investors, I’ve noticed a pattern. The ones who make steady progress aren’t chasing the home run. They’re focused on repeatable success — safe, consistent wins that compound over time.
They buy one site, learn from it, adjust, then do the next one. They know the market can move against them but their process protects them.
You don’t need a perfect deal to build wealth… you need a reliable process for finding and executing solid ones.
Bringing It Home
So, how do you find property deals that work in 2026?
You focus less on what everyone else is paying and more on what you can control. You stay creative, build relationships that open doors and treat every deal as a classroom.
That approach might not sound flashy but it works and it always has.
If you can master that mindset, you’ll never be short of opportunities again.
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