Market update JANUARY - MARCH 2026 Courtesy of Nathan Leuzzi & Dion Verzeletti Ray White Upper North Shore
As we move through April 2026, the Upper North Shore property market is transitioning into a more strategic and segmented environment, shaped largely by economic conditions rather than any change in underlying demand. Over the past 12 months, we’ve seen a moderate adjustment in pricing, with many homes now trading approximately 4–8% below peak levels. This shift is consistent with broader Sydney trends, where higher interest rates have reduced borrowing capacity by an estimated 10–15% for many buyers, directly influencing how they participate in the market. Importantly, this is not a demand issue. The fundamentals of the Upper North Shore remain exceptionally strong, supported by leading schools, transport infrastructure and long-term owneroccupier appeal. What has changed is how buyers are behaving. A MORE STRATEGIC MARKET EMERGING Homes that are well-located, well-presented and priced in line with current expectations continue to generate strong engagement, often attracting multiple buyers early in a campaign. In contrast, properties positioned above market expectations or requiring significant improvement are taking longer to transact. At the same time, broader economic conditions remain influential. Inflationary pressures and rising global energy costs are increasing the likelihood of interest rates remaining higher for longer, which will continue to shape buyer confidence and borrowing power throughout 2026. We are also expecting a gradual increase in stock levels as some households and investors respond to higher holding costs. More supply will create greater choice for buyers and reinforce the importance of strategy for sellers. Another emerging trend is the growing importance of sustainability. Industry research indicates that energy-efficient homes, including those with solar, insulation and smart design, are increasingly attracting buyer attention as households look to manage rising living costs. For homeowners, 2026 is a market defined by precision rather than momentum. When properties are aligned with current conditions and launched with a clear strategy, buyers remain ready to act decisively. Understanding where your property sits within this more selective landscape is key to achieving a premium outcome. If you’re considering a move this year, a tailored approach to pricing, presentation and timing will make all the difference. We are now seeing demand concentrate at specific price points. Research shows that lower and mid-priced segments are currently outperforming premium markets, with more affordable homes experiencing stronger competition due to constrained borrowing capacity. This is creating a clear divide across the Upper North Shore. Nathan Leuzzi 0412 975 190 nathan.leuzzi@raywhite.com Dion Verzeletti 0413 753 695 dion.verzeletti@raywhite.com
FAST FACTS Source: Pricefinder 2026 HOUSES UNITS JAN - MAR 26 JAN - MAR 25 JAN - MAR 26 JAN - MAR 25 NORMANHURST $2,400,000 $2,600,000 $1,620,000 $1,375,000 THORNLEIGH $3,250,000 $3,569,000 $1,338,000 $1,560,000 WESTLEIGH $2,605,000 $3,250,000 PENNANT HILLS $2,754,500 $3,200,000 $1,945,000 $1,100,000 WEST PENNANT HILLS $4,300,000 $5,350,000 $1,660,000 $1,380,000 4. HIGHEST SALE PRICE HOUSES UNITS JAN - MAR 26 JAN - MAR 25 JAN - MAR 26 JAN - MAR 25 NORMANHURST $1,911,000 $2,255,500 $1,290,000 $130,000 THORNLEIGH $1,852,500 $2,122,500 $862,500 $1,232,000 WESTLEIGH $2,050,000 $1,980,000 - - PENNANT HILLS $2,027,500 $2,250,000 $1,142,500 $740,000 WEST PENNANT HILLS $2,700,000 $2,547,500 $1,585,000 $1,200,000 2. MEDIAN SALE PRICE HOUSES UNITS JAN - MAR 26 JAN - MAR 25 JAN - MAR 26 JAN - MAR 25 NORMANHURST $1,921,150 $2,197,635 $1,310,000 $441,250 THORNLEIGH $1,962,031 $2,150,188 $931,125 $1,144,778 WESTLEIGH $2,114,000 $2,073,333 PENNANT HILLS $2,068,278 $2,220,761 $1,141,125 $784,000 WEST PENNANT HILLS $2,785,478 $2,270,689 $1,595,000 $1,112,500 3. AVERAGE SALE PRICE HOUSES UNITS JAN - MAR 26 JAN - MAR 25 JAN - MAR 26 JAN - MAR 25 NORMANHURST 10 14 4 4 THORNLEIGH 16 16 12 9 WESTLEIGH 15 15 - - PENNANT HILLS 18 13 10 5 WEST PENNANT HILLS 29 44 4 4 1. NUMBER OF SALES
HIGHLIGHT SALES BY NATHAN LEUZZI & DION VERZELETTI SOLD $3,250,000 SOLD $2,721,500 SOLD $4,000,000 SOLD $2,300,000 SOLD $2,605,000 SOLD $2,600,000 SOLD $2,754,500 SOLD $1,945,000 5 Yaralla Crescent, Thornleigh 51 Beresford Road, Thornleigh 47 Larissa Avenue, West Pennant Hills 54 Hinemoa Avenue, Normanhurst 134 Duffy Avenue, Westleigh 7 Poplar Place, Westleigh 14 Leith Road, Pennant Hills 15/8a Hampden Road, Pennant Hills 5 5 2 5 3 3 6 5 4 5 2 2 5 2 2 5 3 2 5 3 1 3 2 2
WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Sales Volume Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 0 200 400 600 800 1000 Sales Value Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 $0 $500,000,000 $1,000,000,000 $1,500,000,000 $2,000,000,000 $2,500,000,000 WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Source: CoreLogic Market Scorecard 1/1/25-31/12/25 Our team continues to lead from the front, combining local knowledge, premium marketing and deep buyer networks to achieve outstanding outcomes across all price points. No one connects more buyers with homes than Ray White. With over 1,000 offices and a powerful national and international presence, we bring the full strength of our network and our entire team to every campaign, ensuring your property reaches the most qualified buyers across Australia and beyond. 140+ team members working for your sale 10 offices with connected databases on the Upper North Shore & Northern Beaches >$1B more in sales than our nearest competitor Sales Volume Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 0 200 400 600 800 1000 Sales Value Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 $0 $500,000,000 $1,000,000,000 $1,500,000,000 $2,000,000,000 $2,500,000,000 WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Source: CoreLogic Market Scorecard 1/1/25-31/12/25 Our team continues to lead from the front, combining local knowledge, premium marketing and deep buyer networks to achieve outstanding outcomes across all price points. No one connects more buyers with homes than Ray White. With over 1,000 offices and a powerful national and international presence, we bring the full strength of our network and our entire team to every campaign, ensuring your property reaches the most qualified buyers across Australia and beyond. 140+ team members working for your sale 10 offices with connected databases on the Upper North Shore & Northern Beaches >$1B more in sales than our nearest competitor Sales Volume Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 0 200 400 600 800 1000 Sales Value Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 $0 $500,000,000 $1,000,000,000 $1,500,000,000 $2,000,000,000 $2,500,000,000 WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Source: CoreLogic Market Scorecard 1/1/25-31/12/25 Our team continues to lead from the front, combining local knowledge, premium marketing and deep buyer networks to achieve outstanding outcomes across all price points. No one connects more buyers with homes than Ray White. With over 1,000 offices and a powerful national and international presence, we bring the full strength of our network and our entire team to every campaign, ensuring your property reaches the most qualified buyers across Australia and beyond. 140+ team members working for your sale 10 offices with connected databases on the Upper North Shore & Northern Beaches >$1B more in sales than our nearest competitor Sales Volume Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 0 200 400 600 800 1000 Sales Value Ray White Competitor 1 Competitor 2 Competitor 3 Competitor 4 $0 $500,000,000 $1,000,000,000 $1,500,000,000 $2,000,000,000 $2,500,000,000 WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Source: CoreLogic Market Scorecard 1/1/25-31/12/25 Our team continues to lead from the front, combining local knowledge, premium marketing and deep buyer networks to achieve outstanding outcomes across all price points. No one connects more buyers with homes than Ray White. With over 1,000 offices and a powerful national and international presence, we bring the full strength of our network and our entire team to every campaign, ensuring your property reaches the most qualified buyers across Australia and beyond. 140+ team members working for your sale 10 offices with connected databases on the Upper North Shore & Northern Beaches >$1B more in sales than our nearest competitor
SEVEN SIMPLE WAYS TO MAXIMISE YOUR SALE PRICE Preparing a property for sale can significantly influence the final sale price, with presentation playing a key role in attracting buyer interest and creating a strong first impression. When preparing your home for the market, consider how a potential buyer will experience the property as they walk through the door, ensuring it is presented at its very best so buyers can immediately recognise its potential and imagine themselves living there. Here are some important tips to help prepare your property for a successful sale. SEVEN SIMPLE WAYS TO MAXIMISE YOUR SALE PRICE 1 2 3 4 5 7 6 Address small repairs Walk through your home and identify minor issues that may need attention. Fixing squeaky doors, dripping taps or chipped paint can make the home feel well maintained. Highlight your home’s best features Make a list of the standout features of your home, such as recent renovations, stone benchtops or premium appliances. These details can help buyers quickly recognise the value your property offers. Refresh important spaces Focus on key areas such as the kitchen and bathroom. A deep clean or small updates like refreshed grout or new tapware can make a noticeable difference. Improve outdoor presentation First impressions often begin before buyers step inside. Mow the lawn, sweep paths, trim hedges and ensure outdoor spaces look neat and inviting. Consider professional styling Professional styling can elevate the overall presentation of your home. A stylist can help arrange furniture and décor to highlight space, light and functionality. Think about photography Most buyers will first see your property online. Consider which areas photograph best and add simple touches like fresh flowers or cushions to enhance them. Remove clutter Removing excess items helps create a greater sense of space throughout your home. It also allows buyers to focus on the property itself rather than personal belongings or furnishings.
PREPARE YOUR HOME FOR AN AUTUMN OR WINTER SALE Curb Appeal: Utilise the natural beauty of Autumn foliage to enhance your property's curb appeal. The cooler months can be a great time to sell your home, offering unique advantages. Here are some tips for making a sale in either Autumn or Winter: Focusing on these aspects can help sell your home effectively in Autumn or Winter, leveraging the season's unique selling points. Reach out to my team today to learn how to maximise your selling price. Maintain Exterior: Keep up with lawn maintenance, rake leaves regularly, and ensure pathways are clear and well-lit. Enhance Outdoor Spaces: Make your garden appealing with simple updates and demonstrate how outdoor areas can be enjoyed year-round, possibly adding features like fire pits or outdoor heaters. Warmth: Keep your home warm during opens inspections, so your home feels inviting to prospective buyers. PREPARE YOUR HOME FOR AN AUTUMN OR WINTER SALE
★★★★★ Excellent Experience “We had an excellent experience with Nathan and Giuseppe from start to finish. Their communication was always clear, and they consistently provided updates and helpful information, which made everything feel smooth and stress-free. They were very approachable and always available whenever we had questions or needed guidance. We truly felt supported and would highly recommend them to anyone looking for professional and reliable service.” VENDOR – PENNANT HILLS ★★★★★ Professional and approachable “We had a wonderful experience with Nathan and the team, they helped us get the price we wanted and were very approachable throughout the process. Their communication skills with prospective buyers, handling their enquiries and getting them to auction made the difference in our case.” VENDOR – NORMANHURST ★★★★★ The best in the business “The best in the business, Dion makes selling easy. It can be tricky selecting an agent especially if you have lived in the area for 25 years and you know most of the local agents personally. We chose Dion as we thought he could do the best job for us in the local market. The whole team at Ray White Pennant Hills helped to make this as easy as possible and we were delighted with the process from start to finish. Professional, engaging and kept us up to date at every milestone.” VENDOR – WESTLEIGH ★★★★★ My experience working with the best “Working with Dion has been an absolute pleasure from start to finish. What truly sets him apart is his honesty and the genuine care he brings to every interaction. It never felt like dealing with a typical property agent, instead it felt like working with a trusted family member who had my best interests at heart. I would recommend Dion to anyone looking for someone reliable, honest and genuine caring while going through the journey of selling.” VENDOR - THORNLEIGH A WORD FROM NATHAN & DION’S CLIENTS Nathan Leuzzi 0412 975 190 nathan.leuzzi@raywhite.com Dion Verzeletti 0413 753 695 dion.verzeletti@raywhite.com Roseville 39 Hill Street Wahroonga 18 Railway Avenue St Ives 237 Mona Vale Road Hornsby 45-47 Hunter Street Pennant Hills 1 Hillcrest Road Ray White Upper North Shore Head Office: 2 Turramurra Avenue, Turramurra raywhiteuppernorthshore.com.au
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