Despite the uncertainties on both global and national levels, the Lower North Shore market has demonstrated remarkable resilience over the past quarter. While the broader Sydney landscape has entered a phase of consolidation, our local pocket remains a ‘safe haven’ for buyers who prioritise lifestyle and long-term capital security above all else.
Our team has remained steadfast in our commitment to excellence, leveraging decades of experience to guide our clients through these shifting conditions.
Between January and March, we assisted 107 clients in selling their homes. Representing 17.55% of all local sales, we are proud to lead the Lower North Shore with the highest market share. Our reach remains unparalleled, engaging with 6,340 active buyers across 1,557 open homes this quarter and we remain dedicated to helping these individuals secure their next dream homes.
Our Property Management team continued to set the standard, meeting 559 prospective tenants, processing 258 applications and helping 39 investors secure quality tenancies.
Loan Market Lower North Shore successfully lodged 60 loan applications, providing solid financial foundation for our clients to build their future.
RWC Sydney North, our commercial division, welcomed 16 new businesses to Sydney’s North, contributing to the vibrant retail and dining scene that defines our local community.
These achievements would not be possible without the ongoing trust of our clients. We have been humbled by the recent wave of positive Google reviews from those we’ve helped. Seeing this heartfelt feedback is exactly what motivates us to keep pushing for better results for everyone who chooses to work with us. We are truly grateful to have this community as the backbone of our success.
This close connection to our clients gives us a clear view of what’s ahead. As we approach the end of the financial year, the current shortage of listings is likely to drive another increase in market activity where buyers compete to secure properties.
Let’s hear from our directors for a behind-the-scenes look at the complete Lower North Shore real estate landscape, including residential sales and property management, projects and development sites, commercial leasing and sales and mortgage broking.
The first quarter of 2026 saw two interest rate increases from the Reserve Bank of Australia, bringing the cash rate to 4.10% and returning it to April 2025 levels. With fixed rates now generally sitting above 6%, many homeowners are feeling the pressure of higher repayments. Our team is staying closely in touch with our existing client base as this shift has made consistent rate reviews and ongoing support essential for our clients while they navigate a more expensive lending environment.
On the other hand, market activity has remained strong. Many clients continue to transact confidently, taking advantage of current conditions to secure their next move. This has led to an increase in more complex scenarios. For instance, many buyers are now looking to coordinate sales and purchases within tighter timeframes through bridging finance and simultaneous settlements.
Overall, the quarter has reinforced the importance of bespoke financial advice that align with both current and future needs and how important it is to work with a broker who understands lending, structure and the long-term impact.
Cammeray’s property market remained notably resilient through the first quarter of 2026, shaped by limited housing supply, consistent buyer demand and the suburb’s enduring appeal as a tightly held Lower North Shore lifestyle destination. House values remain at premium levels, with current median house price data sitting at approximately $3.93 million. Properties are also moving quickly, with median time on market for houses around 19 days, reflecting strong competition for quality family homes. Supply remains constrained, with very few houses available and inventory levels sitting at exceptionally low levels.
What continues to drive demand is Cammeray’s combination of village atmosphere, green space, school appeal and close proximity to the CBD. While broader planning reform is affecting parts of the North Sydney LGA, Cammeray still benefits from a comparatively established residential character, which helps preserve scarcity and supports long-term value. Overall, the suburb continues to perform as a premium, tightly held market, even against a backdrop of broader economic uncertainty.
Key Sales Highlights
Selling prior to auction in less than two weeks, 3 Arkland Street, Cammeray achieved the top sale this quarter with a brilliant result and a very satisfied vendor.
Generating 135 enquiries and attracting 83 groups of prospective buyers through the door, 22 Warringa Road, Cammeray was sold in less than three weeks to an upsizing buyer from out of the area.
With a remarkable turnout of 18 bidders competing under one roof at our Mosman auction house, 4/24 Morden Street, Cammeray sold under the hammer for an exceptional result.
Market Outlook for Next Quarter
Scarcity will remain the defining characteristic of the Cammeray landscape as we head toward June. With inventory at historic lows, this supply-demand imbalance is likely to sustain price levels even while buyers become more selective. While we expect a modest increase in listings approaching the end of the financial year, the suburb’s established character continues to position it as a priority for long-term capital security. Quality family homes should continue to see quick turnovers and premium engagement through the second quarter.
The first six weeks of the quarter were particularly challenging as global uncertainty and rising operational costs caused clear hesitation among buyers. However, market sentiment has shifted recently. We are now seeing growing frustration among buyers due to a lack of available stock, as many vendors delayed bringing properties to market earlier in the year. As a result, current listings are benefiting from heightened attention and much stronger engagement levels.
Outstanding Sales
Our team managed this sale of 17/8–10 East Crescent Street, McMahons Point from start to finish, selling for $4,400,000 prior to auction within the planned timeframe of just over two weeks.
The landmark church conversion in the heart of Crows Nest, 69 Falcon Street underwent a series of strategy revisions to identify the ideal purchaser. By pivoting our approach, we were able to match the right buyer with the right price for our owner.
35 Whaling Road, North Sydney saw 122 enquiries and 59 groups through the door, selling prior to auction in just 15 days for $3,100,000.
Outlook for Next Quarter
We expect to see an increase in stock levels as vendor confidence improves. The market is likely to return to conditions similar to February, prior to the Iran-related uncertainty, with more balanced activity between buyers and sellers.
Our Neighbourhood
Apart from selling properties, our team was also busy bringing fun to the community.
If you happended to walk past our Crows Nest office at 102 Alexander Street over the Easter period, you likely noticed the beautiful artwork filling our windows. This was the result of our annual Easter colouring in competition and we were thrilled by the incredible volume of entries we received. A huge congratulations to our talented winners and a thank you to everyone who participated!
Chat with Chris Davies to hear more about the competition and stay tuned for more fun events to come.
The first quarter of 2026 saw high transaction volumes, but buyers are now more focused on rational pricing than ever. When we find that balance between price and value early, particularly within the first week of market launch, we continue to see strong buyer engagement and quick sales. This resilience is a testament to the Lower North Shore as one of Sydney’s most desirable areas, where quality listings still attract competitive interest despite the broader market evolving into a transition phase.
This is reflected in some of our outstanding sales last quarter.
Our Recent Success
From a downsizing family to an upsizing family, 28 David Street, Mosman was a beautiful sale that saw a local home passed from one generation of Mosman residents to the next.
Sold prior to auction in just 12 days, James Downing and Geoff Allan exemplified excellent buyer management, identifying a buyer who had been searching elsewhere for over a month and introducing them to this property. As a result, they secured a sale for 40 Middle Head Road, Mosman within a short timeframe. Click here to watch what the clients say about our team for this fantastic result.
Despite a softening market, Benoit Guittonneau achieved an exceptional result for 19 Wyong Road, Mosman for circa $8.1 million, surpassing the previous interest from 2025.
Sold just a few hours prior to scheduled auction. Chris Girling achieved a significant sale for 2/36 Upper Fairfax Road, Mosman through constant buyer management and support to his selling clients.
15/5 The Esplanade, Mosman was one of the many properties sold under the hammer last quarter by Urban Living team, Sam Petrou and Jake Wilson set the momentum for the office throughout February and March, consistently achieving great results for apartment owners.
Market Forecast
Moving into the second quarter, supply will be the primary factor shaping the market. If listing volumes remain steady, we expect the supply-demand balance to hold firm. However, should interest rate movements trigger an increase in listings, we may see a further flattening of price growth.
Past cycles like the GFC and the pandemic show that the market typically undergoes a four to eight week transition before prices stabilise. Such environments reinforce the value of using experienced agencies with deep market knowledge, to navigate short-term challenges and changing buyer behaviour.
Our recent success across both the prestige and apartment sectors proves that strong results remain achievable through effective buyer management. History has shown time and time again that the Lower North Shore is remarkably resilient, where a short-term correction is almost always the precursor to sustained growth.
Coming into the start of the year, open home attendance was lower than expected and has continued on a steady, lower trajectory. However, while volume has decreased to approximately 60% of previous levels, the buyers currently in the market are far more engaged and motivated. We are finding that buyers are increasingly cautious and price-aware, placing concerns on flaws such as property layout and location.
Despite this hesitation, there is a strong appetite to move quickly on well-priced homes, which is reflected in current Sydney-wide trends where 35% of properties are selling prior to auction as buyers look to secure homes within the first two weeks of a campaign.
A Selection of Our Outstanding Sales
Held by the same family since this mid-century gem was built, 12 The Bulwark, Castlecrag attracted multiple keen parties before selling prior to auction to a local family who valued its unique heritage.
Another remarkable sale was 31 Mabel Street, Willoughby, which sold in just eight days. After purchasing through John McManus in 2020, the vendors returned to our team to manage the sale, resulting in 84 enquiries and over 4,700 online views in just over a week. The property was ultimately secured by a young family amid competition from three other parties.
The campaign for 4 Cameron Avenue, Artarmon saw solid competition between three active parties. The home was purchased by a young family relocating from out of the area who had been searching for the right opportunity for some time.
The Quarter Ahead
We expect a healthy volume of new listings to hit the market throughout May and June. This increase in choice should drive a lift in buyer activity as we move toward the end of financial year.
There is ongoing discussion across the Lower North Shore regarding the new planning reforms introduced by the NSW Government. These changes are happening across wider Sydney, Newcastle, and Wollongong to address the housing shortfall across the state.
In recent months, several Development Applications have been lodged with Mosman & North Sydney Council and directly with Planning NSW under the new legislation.
Our Projects and Development Team is across all the details of these new regulations and what they mean on the ground. If you have any questions about how these planning changes might affect your property, our team would be happy to help.
New Residential Developments
A number of new residential projects are underway or close to completion across the Lower North Shore. These projects are suited to downsizers, young professionals and first-time home buyers.
Please click on the images below to find out more information.
Having met 559 prospective tenants and secured 39 quality tenancies for our owners, our team has enjoyed a high-energy start to the year, with several successful leases demonstrating our proactive approach to problem-solving.
The power of a tailored campaign was evident this quarter with the leasing of 17 Bay View Street, McMahons Point. Through a series of campaign readjustments and strategy shifts, we secured the right tenant at the target price point for our owner after weeks on market.
In contrast, the premium market remains fast-paced. A great example of this is 28 Beaconsfield Road, Mosman, which leased in its first week for $4,200 per week.
Consistent with the ‘flight to quality’, we also leased two properties at the newly completed Willoughby Grounds complex following their very first open homes, underscoring the high demand for premium new builds.
Navigating Changes
Nearly 12 months into the NSW rental reforms, most changes are now in effect, including new rules for termination notices during significant repairs. We have helped numerous owners navigate these scenarios and have compiled case studies to keep our clients informed and protected. If you are interested in learning how we resolved various situations in the face of these reforms, or if you are currently finding them difficult to navigate, please get in touch with Michelle Lucas.
Maintenance & Operational Costs
With the recent increase in fuel prices, several of our regular trades have contacted us regarding a $10 fuel surcharge or slight increases to service call fees. We are monitoring this closely to ensure these costs remain competitive and do not compromise the quality of workmanship or the overall return.
Pets in Rentals
This remains a primary concern for many landlords. What we have seen is by having such transparency and the ability to implement terms and conditions, we can set clear expectations with tenants regarding their responsibilities, protecting your investment property while remaining compliant.
Portable Bonds
Despite recent headlines regarding ‘portable bonds’, the standard bond claim process still applies. Our compliance team confirms that tenants cannot bypass their obligations and they must return the properties in the required condition before any bond is released.
The Lower North Shore commercial market remains remarkably resilient with tight occupancy, even in the face of global economic pressures and rising fuel costs.
We are seeing a distinct trend where investors are prioritising properties with secure and long-standing tenancies, seeking stability in a shifting climate. The most sought-after assets are currently boutique retail spaces between 40–60 sqm, which continue to see healthy enquiry levels despite broader market fluctuations.
Leasing in Demand
Leasing remains the powerhouse of our current market. Our team secured several high-profile tenancies along the Military Road corridor, including:
Nature Baby:1A, 647 Military Road, Mosman
Lifeline: 678–680 Military Road, Mosman
Kieser:Lots 1, 2 & 6, 529–535 Military Road, Mosman
While sales stock remains tightly held locally, we saw movement in the Northern Beaches industrial sector, including a warehouse sale in Brookvale and storage units in Frenchs Forest.
Coming Soon to Cremorne
The local dining scene is set for a lift with the upcoming opening of ‘Calamansi by Sarah Tiong’ at 307 Military Road, Cremorne. A two-time MasterChef standout, Sarah brings her signature modern Asian concept to the area, blending Malaysian heritage with Australian creativity to further elevate the Lower North Shore dining scene.
If you have any questions regarding the local market or your own property plans, our team is always here to help. Please feel free to reach out for a confidential discussion.
We were priviledged to have Nerida Conisbee (Ray White Chief Economist and one of Australia’s leading property experts), Stephen Ryan (Director and Chartered Accountant at Edney Ryan Group) and our Director, Richard Harding, all in the same room last Wednesday to discuss the economic shifts over the last financial year, the year the Federal Budget … […]
As we wrap up the 2025/2026 financial year, we wanted to share a snapshot of what’s been happening in the Lower North Shore prestige property market. The first half of the financial year saw strong sales activity and healthy buyer engagement. However, conditions became more challenging in the second half of the year. Interest … […]