2026 Market Update Edition 25

The Ku-ring-gai property market continues to demonstrate encouraging stability, with conditions evolving into a more balanced and considered environment across the Upper North Shore.

While the Easter period has naturally moderated activity, the underlying fundamentals remain strong. Supply levels are gradually improving, giving buyers more choice, while consistent demand continues to support steady and sustainable market conditions.

In a market like this, where conditions are more nuanced, the importance of working with experienced local agents becomes even more pronounced — ensuring both buyers and sellers are guided with clarity, confidence and the right strategy.

Market Snapshot

Recent activity reflects a market that is finding its rhythm — where both buyers and sellers are engaging with greater clarity and confidence.

A steady flow of transactions continues, with properties successfully changing hands throughout the Easter period

New listings were temporarily lower, influenced by the holiday break rather than any structural shift in supply

Buyer demand remains consistent, with available stock being absorbed at a measured pace

Pricing is aligning more closely with market expectations, creating a more transparent environment

This is where considered advice and local insight make a meaningful difference. Through our network at The Marshall Group, we are continuing to see strong buyer engagement across our database, allowing us to match qualified buyers with opportunities both on and off market.

Auction & Buyer Activity

Auction conditions have softened slightly in line with seasonal factors; however, overall performance remains healthy when viewed in full context.

Reported clearance rates across Ku-ring-gai have been holding in the 63%–66% range. When accounting for properties that are withdrawn or postponed, reflecting more strategic vendor decision-making, the effective clearance rate is closer to the 52%–58% range.

Importantly, this does not indicate a weakening market. Rather, it highlights a more balanced environment where:

Buyers are active, but more discerning

Vendors are taking a strategic approach to timing and pricing

A significant number of successful outcomes are occurring prior to, or shortly after, auction day

Days on market are currently averaging 28–32 days for well-presented homes, with strong levels of post-auction negotiation continuing to drive results.

In this environment, having access to the right buyers early in a campaign is critical. Our shared database across The Marshall Group network, combined with proactive buyer engagement, is enabling many of our clients to achieve successful outcomes before auction or through well-managed post-auction negotiations.

What This Tells Us

The market is no longer driven by urgency alone. Instead, it is characterised by informed buyers and considered decision-making, creating more sustainable and predictable outcomes.

Success in this environment is increasingly influenced by:

Strategic pricing aligned with current buyer expectations

High-quality presentation and preparation

Well-executed campaigns with strong buyer engagement

Equally, it reinforces the value of working with an experienced team that understands how to position a property effectively and navigate buyers through the process — ensuring no opportunity is missed.

Community Corner

One of the defining strengths of Ku-ring-gai is its strong sense of community — and April is a particularly vibrant time across the region.

School Holiday Activities (April 8–15) include junior and intermediate golf clinics at Gordon Golf Course, animal encounters at the Ku-ring-gai Wildflower Garden in St Ives, and creative workshops at the Ku-ring-gai Art Centre in Roseville.

The St Ives Showground Market on April 11 offers a great opportunity to enjoy local produce and artisan goods, while the Ku-ring-gai Heritage Festival continues with exhibitions and open home tours, including the iconic Rose Seidler House.

Preparations are also underway for ANZAC Day services across the area, with the St Ives service scheduled for April 25.

As a locally embedded team, we are proud to be part of and support the community that we work within every day.

A Positive Outlook

The current environment presents a more balanced marketplace — one where well-informed buyers and well-prepared sellers are meeting with confidence.

As we move further into the season, we expect:

A gradual return of new listings following the holiday period

Continued stability in buyer demand

Strong opportunities for sellers who approach the market with a clear and considered strategy

With the right guidance, this market continues to offer excellent opportunities — particularly for those who are well-prepared and well-advised.

Market Insight

With increased local activity and community engagement over April, we are already seeing a lift in buyer enquiry across the Upper North Shore.

For homeowners considering a move, this is an ideal time to focus on presentation and positioning — small improvements can have a meaningful impact on both buyer engagement and final sale outcomes.

Our team is actively working with buyers across a range of price points, and we are consistently seeing that well-presented homes, supported by a strategic campaign, are attracting strong interest and competitive outcomes.

Final Thought

While the market has become more measured, it remains active, resilient, and full of opportunity.

The difference in today’s market is not demand — it is strategy. Having the right team in place — one that understands the local market, has access to qualified buyers, and knows how to guide a campaign from start to finish — is what ultimately drives the best results.

If you would like a tailored update on your property, or a clearer understanding of current buyer demand in your area, we would be delighted to assist.