Australia’s property market has been the defining economic story of 2026.

Three RBA rate hikes since January have pushed the official cash rate to 4.35%, the highest level since 2011.

The impact on house prices is now showing up in the data. 

CBA’s own economists forecast that dwelling price growth will slow to just 3% by December 2026, down from a prior forecast of 5%. 

What’s more, the Federal Budget’s negative gearing changes add a further headwind for established property prices.

For three of the most widely held ASX shares with direct property exposure, the implications are significant.

REA Group Ltd (ASX: REA): The listing volume threat

Rea Group is the most directly exposed of the three to the property price cycle. This is because its revenue depends on the volume and value of properties listed for sale rather than on owning property itself. 

REA Group shares have fallen 25% so far in 2026, as a combination of a softening property market and a Bell Potter downgrade to sell, with a $137 target, dented the stock’s long-held premium.

The concern is straightforward: if falling prices reduce vendor confidence, fewer Australians choose to list their properties for sale, and REA’s listing volume and yield per listing both come under pressure simultaneously.

That double headwind is precisely what Bell Potter flagged, noting that REA “currently trades around 28x FY27 P/E, which is a level it has historically only traded at during EPS declines.”

The counterargument is equally straightforward: falling prices can extend the time a property sits on the market before selling, which actually increases the total listing revenue REA generates per transaction.

Whether that offset is enough to compensate for lower volumes is the core debate about REA’s FY27 earnings.

Stockland Corporation Ltd (ASX: SGP): New builds vs established markets

Stockland Corporation is one of Australia’s largest residential developers.

The company develops new residential communities rather than selling existing ones. This has meant that the Federal Budget’s negative gearing exemption for new builds directly benefits the company by channelling investor demand away from established properties and toward the new homes Stockland sells. 

Stockland shares have fallen 31% in 2026, dragged lower by interest rate fears alongside the broader real estate sector rather than by any deterioration in the company’s operational performance.

The operational picture actually tells a different story.

In Q3 FY26, Stockland reported a 43% year-on-year lift in Masterplanned Communities sales and a 162% surge in Land Lease Community sales. These results were driven by the same housing shortage that policy changes are trying to address.  

Seven of 10 analysts covering Stockland have a buy or strong buy rating, reflecting confidence in the stock’s future prospects.

Mirvac Group (ASX: MGR): A new-build tailwind hiding inside a falling market

Mirvac Group shares the same structural advantage as Stockland, developing new residential properties rather than trading established ones. 

The Federal Budget’s decision to preserve the negative gearing concession for new builds while restricting it for established properties creates a direct demand incentive for investors to buy new Mirvac apartments and townhouses rather than established properties.

In Q3 FY26, Mirvac delivered a 28% year-on-year lift in residential sales, with management reaffirming full-year guidance. Furthermore, management confirmed the new-build demand tailwind is translating into real sales momentum. 

Mirvac shares have fallen approximately 25% over the past twelve months as the rate-hiking cycle weighed on REIT valuations across the sector. 

Despite this, Macquarie carries an outperform rating on Mirvac with a price target of $2.70. The broker has argued that the residential recovery and build-to-rent growth story can drive earnings higher even in a higher-for-longer rate environment. 

The common thread for ASX property stocks

Falling house prices are not uniformly bad news for every ASX company with property exposure.

REA Group faces the most direct headwind, with its listing revenue model exposed to both lower volumes and reduced vendor confidence. 

Stockland and Mirvac, as new residential developers, are paradoxically better positioned than their share price declines suggest. These companies benefit from the very policy changes driving established property prices lower.

For investors, understanding which side of that distinction each company sits on is the most important question heading into FY27. 

Foolish Takeaway

Property prices are falling in Australia’s two largest cities, and the impact on ASX property shares is material.

REA Group faces the clearest earnings headwind as listing volumes soften.

Stockland and Mirvac, counterintuitively, may be among the few property-exposed ASX shares that benefit from today’s policy environment. 

The post Property prices are falling. Here are the ASX shares most affected appeared first on The Motley Fool Australia.

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Motley Fool contributor Mark Verhoeven has no position in any of the stocks mentioned. The Motley Fool Australia’s parent company Motley Fool Holdings Inc. has positions in and has recommended Macquarie Group. The Motley Fool Australia has recommended Macquarie Group. The Motley Fool has a disclosure policy. This article contains general investment advice only (under AFSL 400691). Authorised by Scott Phillips.

The team at Morgans has been running the rule over a number of popular ASX shares again this week.

Let’s see if it rates these as buys, holds, or sells. Here’s what you need to know:

Objective Corporation Ltd (ASX: OCL)

Morgans remains positive on this software provider despite the loss of a major government contract.

It notes that the company’s shares have been hammered and are now at a five-year low. In response, the broker has retained its buy rating on Objective Corp’s shares with a reduced price target of $11.50. It commented:

OCL’s largest and longest standing customer, the Australian Department of Defence, has elected not to renew its Upgrade and Support (USP) agreement for Objective ECM, a relationship that has been in place for over 25 years. Whilst OCL expects no impacts to earnings in FY26, the group has flagged that the impact from the loss in revenue will see FY26 ARR end the period “in line with FY25” on a constant currency basis (i.e. ~A$120m Pre FY26 FX headwinds). Rebasing our forecasts for OCL’s revised FY26 ARR, our NPAT estimates reduce by ~22-23% in FY27-28F. Whilst this is a disappointing and unexpected update, post our revisions OCL is trading on FY27F P/E of 21x, with a share price at 5-years lows. We therefore reiterate our Buy rating with a revised PT of $11.50/sh.

ResMed Inc (ASX: RMD)

Morgans also highlights that ResMed shares have de-rated materially this year. This is despite the market continuing to expect strong earnings growth from the sleep disorder treatment company. 

While there are risks, Morgans remains bullish and has put a buy rating and $41.72 price target on its shares. It said:

RMD has de-rated to ~16x forward earnings, its lowest valuation since the post-GFC period, despite consensus continuing to forecast double-digit EPS growth. GLP-1 therapies, positive Phase III data from Apnimed’s oral OSA therapy, the prospect of Philips re-entering the US PAP market from 2027 and broader healthcare sector de-rating, have driven recent share price weakness. While these risks are real, current industry data and RMD’s operating performance provide limited evidence of a material deterioration in underlying demand. We make no changes to FY26-28 forecasts or our A$41.72 target price. BUY.

South32 Ltd (ASX: S32)

Finally, this mining giant has been downgraded by Morgans following news that it is selling its aluminium business for US$5.6 billion. 

The broker has cut its recommendation to hold with a trimmed price target of $4.50. It explains:

S32 has agreed to sell its entire ali business for total consideration of US$5.6bn (US$4.1bn upfront), and transfer of US$1.2bn closure/rehab liabilities. Our view on S32’s aluminium sale is genuinely mixed. It leaves S32 a simpler and, in important respects, a better business, but also a smaller and less valuable one. Total value of up to ~US$6.8bn, which sits at a discount to consensus/Morgans valuations of US$8.8-9.2bn. We reduce our valuation on S32’s ali assets to in line with the agreed Alcoa deal, and shift our valuation methodology to a blended NAV:EBITDA valuation of A$4.50 (from A$5.00). As a result we update our rating to HOLD (from Accumulate).

The post Buy, hold, sell: Objective Corp, ResMed, and South32 shares appeared first on The Motley Fool Australia.

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Motley Fool contributor James Mickleboro has positions in ResMed. The Motley Fool Australia’s parent company Motley Fool Holdings Inc. has positions in and has recommended Objective and ResMed. The Motley Fool Australia has positions in and has recommended Objective and ResMed. The Motley Fool has a disclosure policy. This article contains general investment advice only (under AFSL 400691). Authorised by Scott Phillips.

Your late 50s are a turning point in your life when your priority shifts from building your superannuation to planning what your retirement might look like.

After all, at the age of 59, you’re just one year from preservation age (when you can access your super if you’ve stopped working), six years from the average Australian retirement age of 65, and eight years from potentially receiving the Age Pension payment at age 67.

The question is: do you know how your super balance compares to others your age? Do you know exactly how much money you need to fund your retirement?

Here’s a breakdown of what the average Aussie has at age 59, and what you actually need to retire comfortably in the next few years.

What is the average superannuation balance at age 59?

There isn’t an exact figure for the average superannuation balance at age 59, but the Association of Superannuation Funds of Australia (ASFA) has a good guideline.

ASFA’s data shows that at age 55-59, the average Australian male has around $319,743 in superannuation. The average female the same age has approximately $242,945.

But given that age 59 is right on the boundary of the 55-59 age bracket, it can be helpful to consider the bracket above as well. 

Ideally you want to be somewhere in between the two. 

ASFA’s data shows that at age 60-64, the average Australian male has around $395,852 in their superannuation. Meanwhile, the average 60-64-year-old female has less, at approximately $313,360.

So, how does your balance compare to the average Aussie the same age?

How much does it cost to retire?

In Australia, retirement is generally split into two broad categories: modest and comfortable. 

A modest retirement is defined as being able to cover expenses slightly above what the full Centrelink Age Pension would provide from age 67. 

ASFA estimates that a modest retirement will cost around $36,434 per year for singles and $52,473 per year for couples. These figures assume you’ll also receive a part Age Pension and that you own your home outright.

A comfortable retirement as one that enables retirees to maintain a good standard of living well beyond the age pension. 

ASFA data shows that a comfortable retirement is estimated to cost around $55,923 per year for singles and $78,566 for couples. Again, it assumes you’ll receive a part Age Pension and that you own your home in full. 

That means ASFA’s data indicates that by age 67, single Australians need a superannuation balance of approximately $630,000. And couples should have closer to $730,000.

At age 59, is the average superannuation balance on track for retirement?

If your superannuation is in line with the rest of the population, then you’ll be able to afford a very basic and modest retirement lifestyle from the age of 67.

It could cover things like basic health insurance and home repairs, but wouldn’t leave much room for leisure activities or meals out, let alone a holiday.

But if you’re expecting to live a retirement lifestyle beyond the basics, you’re already falling behind. 

I’ve crunched the numbers, and at age 59, you should have around $479,500 in your superannuation. 

As you can see, this is significantly higher than the average balances in both age brackets.

Is it too late to catch up?

Thankfully, no.

At age 59, there is still time to boost your superannuation before it’s too late.

The first thing to do is check that your super fund is performing well and your risk profile is appropriate for your age. 

Next, you’ll need to focus your attention on making extra contributions however you can. Individuals can make concessional (before-tax) super contributions, such as salary sacrificing, which are taxed at a reduced rate. You can also make after-tax payments within your annual limits. 

It also makes sense to check in with Government contribution rules. There are several rules and co-contribution rules you might be eligible for, depending on your personal circumstances. Every cent counts when it comes to compound growth!

The post Average superannuation balance for 59 year olds in 2026. How does yours compare? appeared first on The Motley Fool Australia.

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Motley Fool contributor Samantha Menzies has no position in any of the stocks mentioned. The Motley Fool Australia’s parent company Motley Fool Holdings Inc. has no position in any of the stocks mentioned. The Motley Fool Australia has no position in any of the stocks mentioned. The Motley Fool has a disclosure policy. This article contains general investment advice only (under AFSL 400691). Authorised by Scott Phillips.