Property Finders Group

03/06/2026

Considering moving to Adelaide’s Lifestyle Belt.

29/05/2026

The best time to pay attention to Adelaide's south is before everyone else does.

The $15.4 billion River Torrens to Darlington (T2D) Project is the final 10.5 km piece in Adelaide's North–South Corridor and it launches from the south. The Clovelly Park site is already active, with three Tunnel Boring Machines on the ground and tunnelling set to begin in the second half of 2026.

When the corridor opens in 2031, southern Adelaide communities gain uninterrupted motorway access to the CBD and beyond. 21 sets of traffic lights removed. Up to 40 minutes cut from peak-hour travel times.

The south already has the ingredients, coastal lifestyle, Fleurieu on the doorstep, affordability, strong communities. What it has lacked is connectivity. That gap is now being closed.

Those who get a foot in the door now - whether in property, business or investment - will be well positioned when the corridor opens and the south's accessibility catches up with its lifestyle appeal.

This week, the first Tunnel Boring Machine was officially named Mary, (my beautiful mum's name) honouring South Australian suffragist Mary Lee and blessed ahead of carving a 4.5 km tunnel north from Clovelly Park. Two more, Catherine and Elizabeth, will follow.

The giant underground boring machines transforming Adelaide’s road network now have names.

26/05/2026

My view hasn't changed.

If anything, right now is one of the better times to be buying.

The noise in the media is creating hesitation but for the right clients, with a long-term mindset and a good team around them, the opportunity is real.

My strategy hasn't shifted either. A-grade properties. Proven streets and suburbs. Quality homes that will still look the part in 20+ years.

The properties I've purchased for clients in the past remain sound investments and that's no accident. It's a deliberate approach built for exactly these kinds of times.

People need good advice right now more than ever. They're confused by the headlines and don't know what to do.

I'm having these conversations every day and we're achieving great results without compromise.

If you or someone you know is sitting on the fence, I'm happy to talk it through. No pressure, just clarity.

If you’re searching for a new home, investment property or prized block of land in Adelaide, there’s no need to do it all alone. Rose Costello takes the hard work (and legwork) out of finding your next perfect piece of real estate.

20/05/2026

Why visit when you can live here? - Download the free Fleurieu lifestyle guide

The Fleurieu Peninsula. McLaren Vale wine country. The Adelaide Hills. For people who've visited here (or want to) and thought - why do we keep leaving?

Download the free guide and find out what it actually takes to make the move -

Life on the Fleurieu Peninsula, McLaren Vale wine country and the Adelaide Hills. For anyone ready for their best chapter yet.

19/05/2026

Three properties. Same street. $100,000 price difference.

As a buyers agent, I see this all the time - and it confuses people.

"Why is #12 worth so much more than #18 when they're basically the same house?"

Here's what makes the difference:

Position on the street - corner blocks vs mid-block, cul-de-sac vs through-traffic

Orientation - north-facing living areas vs south-facing (huge for liveability)

Micro-location factors - traffic noise, neighbour maintenance, afternoon sun

Block shape and usability - flat functional land vs steep unusable slopes

Views and outlook - even subtle differences matter

Two houses that look identical on paper can have completely different value - and liveability - based on these factors.

This is exactly why I personally inspect every property for my clients. Photos don't show you the 6pm traffic noise. Floor plans don't tell you the backyard floods. Online listings don't reveal the neighbor's six cars parked on the nature strip.

Location isn't just the suburb. It's the street. The position. The aspect. The details.

If you're buying property and want someone who actually looks at these factors - not just the listing photos - that's what I do.

19/05/2026

The Fleurieu Peninsula. McLaren Vale wine country. The Adelaide Hills. For people who've driven home from a weekend here and thought - why do we keep leaving?

Download the free guide and find out what it actually takes to make the move - https://propertyfindersgroup.com.au/fleurieu-hills-life/

18/05/2026

Why I still love living and working in Adelaide's southern coastal belt.

Every time I drive home to Sellicks Hill, there's that moment when the hills meet the coast and you can see the water stretching out ahead. Never gets old.

31km of coastline. McLaren Vale wine region minutes away. Farmers markets like Willunga, on the weekly. Actual backyards where kids can play. Communities where people know their neighbours.

Yes, there are trade-offs - distance from CBD, different pace (you'll drive to things rather than walk), coastal weather. But for families and professionals who want space, beaches, and quality of life without crushing price tags, this region delivers something increasingly rare.

Not every pocket offers the same lifestyle or value though. Location within the region matters enormously.

If you're considering Adelaide's south, coastal areas, Hills or Fleurieu and want an honest perspective on what different areas actually offer - let's talk. I live here, work here, and genuinely love this region.

📍 Sellicks Hill | Property Finders Group
📧 [email protected]
📱 0414 557 714

18/05/2026

What does a buyers agent actually do?

Good question. Here's the honest answer:

I save you from bad decisions as much as I help you make good ones.

I buy properties for clients across Adelaide. But I also talk people out of properties that look great on paper and aren't.

Overpriced stock that won't stack up long-term. Issues disguised by fresh paint and styling. Vendors testing prices the market won't support. Properties in locations that don't have the fundamentals to sustain value.

Knowing when something's overpriced - or simply won't deliver what you need over time - is just as valuable as finding the right property.

But it starts before we even look at properties. I help people understand their long-term picture. Where do you see yourself in 5 years? 10 years? 20 years? What does your life actually look like - not just what does your budget allow?

That shapes everything: suburb selection, property type, whether you're buying for now or buying for your future self.

I help people understand suburb potential - which areas have the economic drivers, infrastructure investment, and demographic trends that support long-term growth. Which lifestyle belts suit your actual life.

Because Adelaide isn't one market, it's many. The lifestyle belts, the hills, the coast, inner suburbs. Each one has its own rhythm, its own buyers, its own opportunities and traps.

I know these areas because I live and breathe them. That local knowledge is what tells me whether a price reflects genuine value or just an optimistic vendor, whether a pocket has the fundamentals for long-term performance, and whether a property fits your life - not just your budget.

When you go it alone, you're negotiating blind and making decisions under pressure. When you work with me, you've got someone who does this on the daily, knows this city inside out, and has zero emotional attachment to any particular property.

That's the edge.

Want to understand more about how it works? Send me a message - no obligation, just a conversation.

You can book a quick 'meet & greet' chat directly in my calendar here: https://calendly.com/rose-propertyfindersgroup/30min or call me direct on 0414 557 714

12/05/2026

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What's Really Happening in South Australia's Property Market - And Why Strategy Matters More Than Ever

The national headlines are talking about slowing momentum, rising stock levels, and cautious buyers. But if you're buying property in South Australia, the national story isn't your story.

Australia's property market isn't one market - it's many markets performing very differently. And right now, understanding which market you're actually in matters more than ever.

The National Picture
Nationally, the property market is losing momentum. Listings are rising, auction clearance rates are softening, and buyers are becoming more cautious and selective.

Sydney and Melbourne are feeling this shift first. Higher stock levels are giving buyers more choice whilst borrowing power shrinks.
When that happens, prices tend to adjust faster and more visibly.

But smaller capitals like Adelaide, Perth and Darwin? We're operating in a completely different environment.

What's Actually Happening in Adelaide

Whilst Sydney and Melbourne soften, Adelaide recorded the highest auction clearance rate (April) across all capital cities at 63.4% according to Domain's latest data.

New listings hit a record high for the month, yet days on market for both houses and units fell to their lowest levels since 2004.
Read that again: record listings, but properties are selling faster than they have in 20 years.

At the same time, rental conditions remain extremely tight. Vacancy rates are holding at 0.4% for the fourth consecutive month. That's not a market losing momentum - that's a market with structural undersupply meeting sustained demand.

Why Adelaide Is Different
The fundamentals supporting Adelaide's market haven't weakened:

Supply remains constrained despite rising listings
Rental demand is exceptionally strong (0.4% vacancy)
Population growth continues with interstate migration
Properties in well-located areas are still selling quickly
Construction costs remain elevated, limiting new supply

This creates a very different opportunity set compared to the eastern capitals. Rising stock levels nationally are shifting negotiating power towards buyers. In Adelaide, that shift is more nuanced - some pockets are adjusting, others remain highly competitive.

This Is Where Strategy Becomes Critical

Here's what makes this market environment challenging: it's fragmented.

Not every suburb is performing the same way. Not every property type is experiencing the same demand. And not every vendor has the same level of urgency or price expectation.

The investors and owner-occupiers who will succeed in this environment are the ones focused on local market fundamentals rather than broad national trends.

But how do you actually do that when:

You're reading conflicting headlines daily
Some areas are hot, others are cooling
Stock levels are up but quality properties still sell quickly
Days on market vary wildly by location and price point

This is exactly where professional guidance makes the difference.

Why a Buyers Agent Adds Value in This Market

When markets are fragmented and conditions vary street by street, local intelligence becomes your competitive advantage.

As a buyers agent working across Adelaide daily, here's what I'm seeing that data alone won't tell you:

Which pockets are genuinely repricing - Some areas are adjusting to new realities. Others are holding firm because fundamentals are strong. Knowing the difference prevents overpaying or missing opportunity.

Where vendor expectations haven't caught up - Not every seller understands current market conditions. Some are still pricing to last year's sentiment. I negotiate based on comparable sales data, not asking prices.

Which properties will have competition and which won't - Two similar properties in the same suburb can have completely different levels of interest depending on presentation, location within the suburb, and how they're marketed. I know before we inspect.

What "days on market" really means in each location - In some areas, 30 days on market signals a problem. In others, it's normal. Context matters.

When off-market opportunities actually represent value - Off-market doesn't automatically mean good value. Sometimes it does. Sometimes vendors are testing the market privately before adjusting expectations publicly. I can tell the difference.

The Real Benefit: Strategy Over Reaction
The biggest risk in fragmented markets isn't overpaying for one property - it's making decisions based on incomplete information.
You might read that Adelaide's market is strong and assume every property is competitive. You'd miss the genuine negotiation opportunities.

Or you might read that national markets are softening and assume Adelaide is too. You'd hesitate on quality properties that still have multiple buyers.

Both approaches cost you.

A buyers agent doesn't remove market complexity - we navigate it on your behalf.

We're in the market every day. We know which areas have three properties listed and fifteen active buyers versus fifteen properties listed and three active buyers. We understand which economic drivers support long-term growth in specific pockets. We recognise when a property is genuinely good value versus when it's just been sitting because it's overpriced.

For Investors Specifically

If you're an investor, this fragmented environment requires even more precision.

You're not just buying a property - you're buying:

A specific location with specific economic drivers
A rental yield supported by genuine demand
A capital growth story based on infrastructure, employment, and demographics
A hold strategy that works with your financial structure

Getting any of those elements wrong is expensive.

I help investors identify Adelaide pockets with genuine economic fundamentals - infrastructure investment, employment hubs, demographic trends, rental demand - rather than just following headline growth.

Because in markets like these, strategy becomes even more important than timing.

For Owner-Occupiers

If you're an owner-occupier, the complexity is different but equally important.

You're buying lifestyle as much as property. You need to understand:

Which coastal belts, Hills pockets, or southern suburbs offer the community and lifestyle you want
What those areas genuinely cost right now (not asking prices, actual sale prices)
Whether specific properties represent fair value
How to negotiate effectively when vendors have varying levels of urgency

And you need someone who's local and lives this space - not just researching it from a distance.

The Bottom Line

Australia's property markets are moving into the next stage of the cycle. There won't be one market - there will be many markets performing very differently.

Adelaide remains resilient due to tight supply and strong fundamentals. But that doesn't mean every property or every suburb offers the same opportunity.

Strategic buyers who stay focused on long-term fundamentals rather than short-term noise will continue to outperform.

In changing markets like these, having someone who understands local market dynamics, negotiates based on data, and protects you from overpaying isn't a luxury - it's a strategic advantage.

If you're wondering whether now is the right time to buy in Adelaide - or which specific pockets offer genuine opportunity versus headline hype - let's have a conversation.

Rose Costello
Property Finders Group
[email protected]
0414 557 714

12/05/2026

Why most Adelaide buyers shouldn't go it alone

Adelaide is one of the strongest performing property markets in the country. That's precisely why going it alone is more difficult.

A buyers agent works exclusively for you - not the vendor, not the agency. In a market where sellers hold most of the cards, that distinction matters.

The market you're actually buying in:
→ Listings down 6% year on year
→ Sales volumes up 8% over the same period
→ Homes selling in 32 days, down from 36 a year ago
→ Vendor discounts at just −3.5%

Sellers are holding their ground. Buyers who aren't prepared are the ones paying for it.

Four reasons to use a buyers agent right now:

1. Off-market access - a significant share of Adelaide transactions never hit the portals. Agents with local relationships see this stock first.

2. Negotiation - with discounts barely moving, knowing where the real leverage sits is the difference between a good deal and an expensive one.

3. Auction strategy - Adelaide's clearance rate is 68.8% (April). Emotion driven bidding costs money. A disciplined strategy doesn't.

4. Speed - in a 32 day market, daily monitoring and ready due diligence processes matter.

The compounding argument is simple: Adelaide grew 12.2% in the past year - roughly 1% per month. A buyers agent who settles your purchase one or two months faster more than covers their fee in price growth avoided.

And if you're renting while you search, the cost of delay is even clearer. With vacancy at 0.7% and rents rising 3.6% annually, every missed opportunity isn't just frustrating, it has a real ongoing price tag.