2026 Market Update Edition 32

Despite the cooler weather, there has been little sign of the Upper North Shore property market going into hibernation.

Inspection numbers have remained healthy, quality homes continue to attract genuine buyer interest and local families are continuing to make confident long-term property decisions. While much of the broader property conversation remains focused on auction statistics and economic uncertainty, the activity across Ku-ring-gai tells a more encouraging story. Buyers are engaged, sellers are adapting and the strongest campaigns are continuing to achieve excellent outcomes.

It is a timely reminder that successful markets are shaped not by headlines, but by confidence, preparation and informed decision-making.

At a Glance

Here's what happened across the Upper North Shore over the past fortnight:

• 71 new listings came to market, while 46 properties sold, giving buyers greater choice.
• Buyer demand remains healthy, particularly for quality homes that are priced correctly and professionally presented.
• 65 auction changes highlight a market where flexibility and negotiation continue to play an important role.
• The Marshall Group was proudly awarded Most Outstanding Real Estate Agency at the 2026 Ku-ring-gai Local Business Awards.
• Looking ahead: The Upper North Shore continues to demonstrate resilience, with well-prepared sellers achieving excellent outcomes despite a more considered buying environment.

Want the full story? Read on for our detailed analysis of what these trends mean for buyers and sellers.

Market by the Numbers

Our latest Upper North Shore Market Intelligence Report provides a valuable snapshot of the market over the past 15 days, revealing not only where activity is occurring, but how buyers and sellers are responding to current conditions.

During the reporting period, we recorded:

71 new listings entered the market.

46 properties sold, resulting in a net supply increase of 25 properties before withdrawn campaigns were taken into account.

The numbers suggest buyers are enjoying greater choice than they have for some time. While demand remains healthy, competition between listings is increasing, placing greater importance on pricing, presentation and campaign execution.

The Market is Becoming More Selective

One of the defining characteristics of today's market is not a lack of buyers—it is the way buyers are making decisions.

With more stock available, purchasers have the opportunity to compare homes more carefully, undertake greater due diligence and negotiate with increased confidence. Emotional purchasing has given way to considered decision-making, creating a marketplace where value is scrutinised more closely than ever before.

For sellers, this reinforces an important message, homes that launch with realistic pricing, exceptional presentation and a well-executed marketing strategy, continue to generate strong enquiry and meaningful competition. Those that miss buyer expectations are far more likely to experience price adjustments or longer selling periods.

The opportunity is still there—it simply belongs to those who enter the market well prepared.

Auction Activity

Auction conditions across Sydney remain mixed, reflecting a market where buyers are cautious but still prepared to act when the right property presents itself.

Our local data reinforces this trend, with 65 auction changes recorded during the reporting period. Rather than signalling weakening demand, these adjustments often reflect vendors and agents responding to buyer feedback, changing campaign strategies or negotiating successful outcomes prior to auction. Auction continues to be one of the most effective methods of sale, particularly for quality homes. However, in today's environment, success depends less on auction day itself and more on the strategy implemented throughout the campaign.

Thoughtful pricing, genuine buyer engagement, strategic marketing and experienced negotiation have become the defining ingredients of successful campaigns—and they remain the foundation of every sale we manage at The Marshall Group.

Celebrating Local Recognition

One of the highlights of the past fortnight was the 2026 Ku-ring-gai Local Business Awards, where The Marshall Group was honoured to receive the award for Most Outstanding Real Estate Agency.

To be recognised by our local community is something we are incredibly proud of.

Since 2022, The Marshall Group has been recognised as a finalist in the Ku-ring-gai Local Business Awards on four occasions, receiving:

Most Outstanding Real Estate Agency – 2022, 2025 & 2026

Business of the Year – 2022 & 2025

These achievements reflect far more than industry recognition. They represent the trust our clients place in us, the commitment of our entire team and the relationships we have built throughout the communities we proudly serve.

To everyone who voted for us and continues to support The Marshall Group, thank you. We remain committed to raising the standard of service and delivering exceptional outcomes for every client.

Recent Sales Across the Upper North Shore

The diversity of recent sales across the Upper North Shore continues to demonstrate the resilience of our local market.

Strong results have been achieved across apartments, townhouses and prestige family homes, reinforcing that quality properties continue to attract committed buyers across a broad range of price points.

What is becoming increasingly evident is that buyers are rewarding homes that represent genuine value. Well-presented properties supported by realistic pricing and a clearly defined campaign strategy continue to outperform the broader market.

Looking Ahead

As winter progresses, market conditions are likely to remain influenced by broader economic news and buyer sentiment. However, the Upper North Shore continues to benefit from the qualities that have long made it one of Sydney's most desirable places to live—exceptional schools, established neighbourhoods, outstanding lifestyle amenities and consistently strong long-term demand.

For homeowners considering a move later this year, now is an ideal time to begin preparing for the traditionally more active spring market. Early planning provides the opportunity to refine presentation, understand current buyer expectations and develop a strategy that positions your property for success.

In every market there are opportunities for those who understand the conditions and adapt accordingly. Whether you're planning to buy, sell or simply want an up-to-date understanding of your property's position in today's market, The Marshall Group is here to provide trusted advice, local insight and the experience to help you make confident decisions.