2026 Market Update Edition 26

The Upper North Shore property market is showing clear signs of renewed activity following the Easter period, with new listings returning, buyer choice improving and sellers becoming more strategic in how they approach the market.

Across the last eight-day period, 164 market movements were recorded, including 43 new listings, 19 sales, 27 price changes and 14 withdrawn/unlisted properties. This confirms that activity is lifting, but also that pricing, presentation and campaign strategy are now more important than ever.
 

Market Snapshot

The local market is moving into a more competitive but still opportunity-rich phase.

New listings have increased, giving buyers more choice and creating greater competition between sellers. At the same time, sales are continuing, showing that serious buyers remain active when properties are well-positioned.

Price changes were also a key feature, with 18 of the 27 recorded price changes being reductions. This tells us that buyers are engaged, but they are also price-sensitive and well-informed.

A growing number of properties are also now sitting beyond 90 days on market, reinforcing the importance of launching with the right strategy from day one.
 

Auction & Buyer Activity

Auction conditions across Sydney remain measured. Domain reported a 54% Sydney clearance rate for the week ending 18 April, with 1,175 auctions scheduled, 467 sold, 215 withdrawn and 186 passed in.

REA’s NSW data for 13–19 April showed a 45% clearance rate, with 254 sold at auction, 292 sold prior, 27 sold after, 431 withdrawn and 266 passed in.

For the Upper North Shore, reported auction performance sat at 58.5%, while broader Sydney tracked at 63.7% for the week of 18 April.

This tells us the local market is not weak — it is simply more selective. Buyers are still transacting, but they are less likely to chase a property unless they see value, confidence and clear justification in the campaign.
 

What This Tells Us

The market is now rewarding precision.

Homes that are well-presented, sensibly priced and supported by strong buyer follow-up are still achieving solid outcomes. Properties that launch too high, lack presentation, or fail to create early momentum are more likely to require price adjustments, auction changes or extended campaigns.

This is where The Marshall Group’s local reach, shared buyer database, campaign discipline and hands-on advice become particularly valuable. In a more selective market, the result is often shaped well before auction day — through buyer qualification, pricing feedback, presentation guidance and timely negotiation.
 

What We're Seeing on the Ground

Buyers are active, but more considered. Vendors are still achieving results, but the strongest campaigns are those that respond quickly to market feedback.

We are seeing:

More choice for buyers

Increased competition between sellers

Continued demand for quality homes

Greater sensitivity around price

Stronger results where campaigns are strategic from the outset

For sellers, this does not mean waiting. It means preparing properly, pricing intelligently and choosing an agent with the systems, database and local experience to create momentum early.
 

Broader Market Context

Sydney values softened slightly in March, with Cotality reporting a 0.1% monthly fall and 0.2% quarterly fall, while still remaining 4.8% higher annually. Cotality also noted that Sydney’s softer trend has coincided with lower clearance rates and increased advertised supply, giving buyers more choice and less urgency.

That broader picture aligns closely with what we are seeing locally: not a collapsed market, but a more balanced one where buyers have more negotiating power and sellers need stronger advice.
 

A Positive Outlook

While conditions are more measured, the market remains active and full of opportunity for well-prepared sellers.

As new listings continue to return after Easter, the key to success will be standing out clearly from the competition. Presentation, pricing, marketing quality and buyer follow-up will all matter.

For homeowners considering a move, this is an ideal time to seek advice early. With the right preparation, there is still strong opportunity to attract committed buyers and achieve a confident result.
 

Final Thought

The market has changed, but opportunity remains.

The difference now is strategy.

In this environment, choosing the right selling agent is critical. The Marshall Group brings local knowledge, a connected office network, a deep buyer database and disciplined campaign management — all designed to help sellers make confident decisions and achieve the best possible outcome.

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.