Turramurra & North Turramurra MARKET UPDATE Courtesy of Matt Bolin – 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. Matt Bolin, Partner 0417 269 023 matt.bolin@raywhite.com
FAST FACTS Source: Pricefinder 2026 1. HOUSES UNITS JAN - MAR 26 JAN - MAR 25 JAN - MAR 26 JAN - MAR 25 TURRAMURRA 43 25 13 29 NORTH TURRAMURRA 11 17 1 6 NUMBER OF SALES HOUSES UNITS JAN - MAR 26 JAN - MAR 25 JAN - MAR 26 JAN - MAR 25 TURRAMURRA $6,300,000 $6,100,000 $3,100,000 $2,250,000 NORTH TURRAMURRA $6,020,000 $6,400,000 $850,000 $2,185,000 4. HIGHEST SALE PRICE HOUSES UNITS JAN - MAR 26 JAN - MAR 25 JAN - MAR 26 JAN - MAR 25 TURRAMURRA $3,250,000 $3,200,000 $1,108,000 $875,000 NORTH TURRAMURRA $3,250,000 $2,980,000 $850,000 $1,635,000 2. MEDIAN SALE PRICE HOUSES UNITS JAN - MAR 26 JAN - MAR 25 JAN - MAR 26 JAN - MAR 25 TURRAMURRA $3,198,538 $3,313,104 $1,159,385 $1,079,005 NORTH TURRAMURRA $3,303,909 $3,206,647 $850,000 $1,685,833 3. AVERAGE SALE PRICE WHOLE MARKET RAY WHITE UNS TURRAMURRA 29 days 24.5 days NORTH TURRAMURRA 43 days 24.5 days 5. AVERAGE DAYS ON MARKET
HIGHLIGHT SALES BY RAY WHITE UPPER NORTH SHORE SOLD $3,355,000 SOLD $4,825,000 SOLD $UNDISCLOSED SOLD $3,575,000 SOLD $2,337,500 SOLD $3,415,000 26 Allara Avenue, North Turramurra 28 Fairlawn Avenue Turramurra 2 Deodara Gardens, North Turramurra 10 Worcester Place, Turramurra 52 Leura Crescent, North Turramurra 3 Boronia Avenue, Turramurra 3 3 2 5 3 2 3 2 2 4 2 2 5 4 3 4 2 2 923 sqm 778 sqm 1,484 sqm 935 sqm 482 sqm 1,056 sqm
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
RECENT SALES IN TURRAMURRA & NORTH TURRAMURRA Sale Date Address Area m2 Beds Bath Car Sale Price Turramurra 30/01/2026 44 Warragal Road 664 5 3 2 $3,500,000 19/02/2026 27 Alice Street 1,018 5 3 2 $3,650,000 21/02/2026 10 Worcester Place 936 4 2 2 $3,575,000 21/02/2026 30 Waratah Road 1,012 5 3 2 $3,700,000 21/02/2026 7 Ravenhill Road 930 5 3 2 $3,400,000 27/02/2026 30 Wambool Street 1,789 5 4 2 $2,900,000 27/02/2026 135 Merrivale Lane 1,151 4 3 2 $3,620,000 03/03/2026 3 Boronia Avenue 1,056 4 2 2 $3,415,000 03/03/2026 289a Bobbin Head Road 3 1 2 $2,338,000 04/03/2026 60 Spurwood Road 721 4 2 2 $2,700,000 07/03/2026 32 The Chase Road 1,623 5 2 2 $3,050,000 11/03/2026 18 Raglan Street 1,114 5 4 2 $6,300,000 11/03/2026 28 Fairlawn Avenue 780 5 3 2 $4,825,000 14/03/2026 17 Ravenhill Road 999 4 3 2 $2,515,000 17/03/2026 48 Warrangi Street 1,132 6 3 2 $4,510,000 17/03/2026 8 Avoca Road 1,277 3 2 2 $2,650,000 25/03/2026 111 Bobbin Head Road 643 5 3 3 $3,275,000 25/03/2026 55 Monteith Street 790 5 1 1 $2,110,000 31/03/2026 25 Sandford Road 1,733 5 4 2 $6,638,000 North Turramurra 27/01/2026 9 Chatham Place 936 5 4 2 $4,030,000 02/02/2026 16 Leura Crescent 482 3 2 2 $2,500,000 05/02/2026 16 Banks Avenue 974 5 3 2 $2,775,000 13/02/2026 289 Bobbin Head Road 712 3 1 2 $2,338,000 14/02/2026 6 Miowera Road 1,415 4 2 4 $2,950,000 26/02/2026 3 Dryden Road 968 4 2 2 $3,250,000 07/03/2026 12 Apps Avenue 955 5 5 2 $6,020,000 10/03/2026 2 Deodara Gardens 1,484 5 4 3 $Undisclosed 18/03/2026 26 Allara Avenue 923 3 3 2 $3,355,000 25/03/2026 3 Milton Road 933 3 2 1 $1,900,000 26/03/2026 18 Normurra Avenue 930 5 2 2 $3,900,000 31/03/2026 20 Curagul Road 1,644 5 3 2 $3,250,000
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
★★★★★ Highly recommend “I have sold two properties over the past 10 years with Matt. He is professional, personable, has great knowledge of the market and very responsive. I would highly recommend Matt.” VENDOR - WAHROONGA ★★★★★ Professionalism with a personal touch “I highly recommend Matt! His expertise and deep market knowledge were apparent from the start. His extensive network and calm, reassuring demeanour made the selling process smooth and stressfree. He genuinely cares about his clients, guiding them with honesty and transparency. His dedication exceeded my expectations. If you want an agent who combines professionalism with a personal touch, choose Matt. I wouldn’t hesitate to recommend him to anyone.” VENDOR - TURRAMURRA ★★★★★ Intimate market knowledge “We were very pleased with the process of selling with Matt. We sold ahead of auction with a pleasing price. We felt his extensive experience and involvement in our area made him accurate in planning the campaign, and then adapting it as we went along. Matt is very hardworking; he communicated very well, gained an accurate sense of buyers and gave us very good advice. Matt is a genuine person who treated us and those who inspected our property with honesty and warmth.” VENDOR - NORTH TURRAMURRA A WORD FROM MY CLIENTS Matt Bolin Partner 0417 269 023 | matt.bolin@raywhite.com CHAIRMAN’S PERFORMER 24-25 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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