As the 2024/25 financial year comes to a close, it’s been a year marked by resilience and change, with shifting conditions influencing markets right across the country. Interest rates, buyer sentiment, planning reforms and investment activity all played a role in shaping the market, bringing both challenges and opportunities for those looking to buy, sell or invest. Before we look ahead, let’s look back at the key trends, insights and new regulations that defined the year, and what they could mean for the market to come.
In what was another dynamic and evolving year for real estate, our Sales team of 28 agents helped 408 clients sell their homes, achieving a median of just 26 days on market. We hosted 5,163 open homes and connected with over 23,000 potential buyers. Thanks to the continued trust of our clients, we secured a 17.5% market share across the Lower North Shore, making us the current #1 sales agency in the area (source:realestate.com.au).
Our Property Management team also had a strong year, leasing 452 properties and processing 2,560 tenancy applications, with a focus on providing steady, reliable support for landlords and tenants alike.
Across retail and commercial real estate, RWC Sydney North leased 136 properties and sold 16, playing a key role in bringing much-loved businesses into the vibrant Lower North Shore community.
Our team of mortgage brokers at Loan Market guided clients through the finance process, settling 174 home loans with an average loan size of $950,000.
Most importantly, we’re proud to have received 473 five-star reviews across major online platforms. This reflects the care, dedication and effort our team brings to every interaction. We’re truly grateful for the trust our clients placed in us this year and look forward to continuing to support you in the year ahead.
To help paint a clearer picture of how the Lower North Shore market performed over the 2024 – 2025 financial year, our Directors are sharing insights from their specialised areas across the business below.
The biggest influence on buyer activity this year came from interest rates. The cash rate dropped from 4.35% to 3.85% over the financial year, with two rate cuts providing welcome relief for borrowers. The rate is currently being held steady following the latest RBA announcement on 8 July, suggesting a cautious but steady outlook for the economy.
Our team of mortgage brokers at Loan Market observed a noticeable shift in confidence as borrowing power increased and lending conditions eased. Here’s what we’re seeing on the ground:
Notably, 80% of new borrowers are now choosing to work with mortgage brokers, who not only simplify the home loan process but also provide guidance through an increasingly complex financial landscape.
If you are seeking financial advice or want to explore your finance options, please reach out to Matt Clayton, our Director at Loan Market and award-winning mortgage broker.
The NSW Housing Reforms introduced this year, particularly those focused on low- and mid-rise housing, helped drive a surge in site sales across the Lower North Shore. While off-the-plan apartment sales remained challenging due to rising construction costs, development interest increased significantly where zoning and approvals were aligned. This shift is expected to influence the supply pipeline over the coming years, particularly in medium-density pockets.
Sites for sale:
Brand new/off-the-plan apartments for sale:
If you have any questions regarding the NSW housing reforms, please do not hesitate to contact Tim Abbott, Director of Projects and Developments.
According to the Ray White Luxury Report 2025, Mosman North and Mosman South ranked third and fourth, with median house values of $4,874,603 and $4,821,443 respectively. Both suburbs continue to record the highest median house values on Sydney’s Lower North Shore and lead in both the volume and value of luxury sales.
The prestige market has remained resilient, with fewer buyers in play but strong intent from those still transacting. Demand for quality listings has held firm, particularly for properties with standout design, premium locations or lifestyle appeal. While competition is more measured, buyers in this segment are well-informed and prepared to act decisively when the right opportunity arises.
Some of the showstopper homes we’ve sold this financial year, which you may have also seen on various media platforms:
Discover more insights in the prestige market, click here to read full report by The Prestige Property Team (led by Geoff Smith).
In Q4 (April to June), central Mosman family homes experienced a notable rebound, particularly in the $5 million to $10 million range. This was driven by tight supply and realistic price guides. Established apartments in well-maintained blocks also attracted attention, likely influenced by buyer expectations of increased supply coming to market later in the year.
Open home attendance softened slightly from Q1 to Q4, though it remained steady where buyers felt pricing aligned with value.
Pre-campaign sales were seen frequently towards the end of this financial year. Some of the notable ‘quiet sales’ are:
For more insights on this market phenomenon, please chat with Bernard Ryan or follow his ‘7 Days in 60 Seconds’ weekly market digest on Instagram.
Momentum continued to build across Sydney’s Lower North Shore in the final quarter of the financial year, rounding out 2024/25 with renewed confidence and increased activity across key lifestyle markets.
While international headlines, including economic uncertainty in China and ongoing political tensions in the United States, Europe and Middle East, have created a backdrop of global volatility, it has been domestic factors that have truly shaped buyer sentiment. The Reserve Bank’s decision to cut interest rates earlier this year has proved a turning point. What began as tentative optimism has now evolved into decisive buyer action, particularly as affordability improves and borrowing capacity increases.
Open home numbers are up, auction clearance rates are consistently strong, and competition is intensifying across key lifestyle locations, especially the Harbourfront suburbs where prestige homes continue to attract deep buyer pools and premium outcomes.
A standout trend this quarter has been the lift in demand in and around Crows Nest and North Sydney where the opening of new Metro stations has provided a major boost to accessibility and buyer confidence. We’re now seeing tangible price growth in these pockets, driven by demand from a mix of investors and owner-occupiers.
With winter campaigns already showing strong traction, vendors who bring well-presented, correctly priced homes to market are being rewarded, often earlier and at stronger price points than anticipated.
Notable Sales:
Crows Nest Market Snapshot | FY24/25
No. of House Sales: 35
Median House Price: $3,185,000
No. of Unit Sales: 90
Media Unit Price: $1,065,000
Kirribilli Market Snapshot | FY24/25
No. of House Sales: 17
Median House Price: $4,300,000
No.of Unit Sales: 68
Media Unit Price: $1,515,000
Source: CoreLogic, realestate.com.au
The Cammeray office wrapped up the 2024/25 financial year with growing momentum, driven by a clear strategy and a deep understanding of local market trends.
Over the past 12 months, 200 properties were sold in Cammeray, including 47 houses and 153 apartments, highlighting a healthy level of buyer and seller activity despite tighter overall stock levels. House supply increased by 13 per cent, creating more opportunities for upsizers and downsizers alike, while apartment and townhouse stock adjusted by 24 per cent in response to changing buyer demand.
Buyer sentiment remained resilient, with renewed confidence flowing back into the market following the February interest rate cut, even as cost-of-living pressures persisted. A focused eight-week selling window, shaped by the timing of Easter, Anzac Day and the local council elections, delivered excellent results ahead of the quieter winter period.
Market momentum is continuing to build, with Sydney’s auction clearance rates sitting above 70 per cent for four consecutive weekends. With more rate cuts anticipated before the end of the year, buyer confidence and loan pre-approvals are on the rise, signalling a positive outlook heading into the new financial year.
Notable Sales:
Cammeray Market Snapshot | FY24/25
No. of House Sales: 42
Median House Price: $3,645,000
No. of Unit Sales: 125
Media Unit Price: $1,290,000
Source: CoreLogic, realestate.com.au
The Willoughby office finished the financial year with healthy buyer activity across key suburbs, supported by strong interest at open homes and a clear trend towards quality and location-driven demand.
Properties priced between $3 million and $6 million have performed particularly well, especially those offering high-quality finishes, thoughtful layouts and lifestyle appeal. Buyers are responding with confidence to well-presented homes, resulting in competitive campaigns and solid outcomes in this price range.
Stock levels remain tight at the top end of the market, with properties priced from $6 million and above in Willoughby, Castle Cove, Middle Cove, Castlecrag and Northbridge highly sought after. Limited supply in these prestige pockets is creating strong demand among upsizers and long-term family buyers looking for generational homes.
We have also seen a growing number of buyers researching the area, particularly families prioritising school catchments. This has led to a broader pool of active buyers, including those relocating from outside the immediate Lower North Shore.
With consistent buyer turnout, rising interest in premium homes and increased focus on education and lifestyle, the Willoughby team is well-positioned for a confident start to the new financial year.
Notable Sales
Artarmon, Chatswood and Willoughby pocket:
Castlecrag, Castle Cove and Northbridge pocket
Our rental market remained active but highly price-sensitive. Over the past 12 months, we saw a 20% decline in investment properties returning to the rental market after sale, with many transitioning to owner-occupied.
This shift has placed upward pressure on rents. However, at the top end of the market, we’re seeing tenants become more selective. Value is now just as important as location, especially in the one to two-bedroom segment, where peak pricing has raised expectations.
The introduction of new rental legislation brought a wave of change. We hosted a Rental Reform Seminar to help our clients understand what’s new, including pet requests, notice periods and maintenance-related termination rules. These reforms are still evolving, and our team continues to stay across all updates.
If you’d like to watch the recording of our Landlord Information Event from May, or have any questions about the recent changes to rental legislation, please feel free to contact Michelle Lucas, Director of Property Management.
This financial year marked a noticeable return in investor confidence across the retail and commercial property sectors. Improved stability in interest rates, along with consistent rental demand, encouraged both new and established investors to re-enter the market, particularly in well-located, income-producing assets.
Two standout sales highlighted the strength of the sector:
Beyond sales, we also saw strong momentum in the retail leasing market, with ongoing demand for high street premises across the Lower North Shore. Well-located retail strips in areas such as Mosman, Neutral Bay and Crows Nest continued to draw consistent enquiry from quality tenants, a positive sign for local business vibrancy and long-term investment performance.
With renewed energy in the sector and several key leases and listings in the pipeline, we remain optimistic about the continued strength of retail and commercial property in the year ahead.
One of Mosman’s most respected agents, Colin Craig, has rejoined Ray White Lower North Shore Group, marking a major win for the leading agency as it continues to strengthen its dominance in Sydney’s prestige property market. With a real estate career spanning more than 20 years, Mr Craig has recently … Read more