Turramurra & North Turramurra MARKET UPDATE Courtesy of Matt Bolin – Ray White Upper North Shore
As we begin 2026, the Upper North Shore property market is entering the year from a position of strength. Momentum built through 2025 has carried into the new year, underpinned by limited housing supply, resilient buyer demand and the ongoing appeal of established, family-focused suburbs. Across Ku-Ring-Gai, price growth has been driven by a sustained imbalance between supply and demand rather than speculative conditions. Detached housing has continued to attract premium competition, particularly for well-located homes close to transport, schools and village centres. While growth rates are expected to moderate as the year progresses, values are forecast to continue rising through the first half of 2026 before settling into a more sustainable pace later in the year Affordability pressures are shaping buyer behaviour. First-home buyers and downsizers are increasingly active at the more accessible end of the market, while established family buyers remain decisive when quality homes are offered. This has kept days on market tight and competition consistent, even as more choice gradually returns. At Ray White Upper North Shore, our results continue to reflect these conditions. Ray White Upper North Shore is consistently the highest selling team in the region, having proudly sold over 900 properties throughout 2025, representing more than $2.4 billion in local property transactions. This depth of activity provides unmatched insight into buyer behaviour, pricing trends and campaign strategy across the Upper North Shore. Looking ahead, the first half of 2026 presents a strategic window for sellers. Buyer urgency typically peaks before mid-year, while stock levels remain controlled. As borrowing costs stay higher for longer, realistic pricing, strong presentation and professional marketing will be critical to achieving premium outcomes. If you are considering a move in 2026, early planning and informed timing will be key. My team and I would be pleased to help you navigate the year ahead with confidence. Matt Bolin Partner 0417 269 023 | matt.bolin@raywhite.com WHAT’S HAPPENING IN OUR MARKET?
FAST FACTS Source: Pricefinder 2025 1. HOUSES UNITS OCT - DEC 25 OCT - DEC 24 OCT - DEC 25 OCT - DEC 24 TURRAMURRA 51 40 20 29 NORTH TURRAMURRA 9 12 2 5 NUMBER OF SALES HOUSES UNITS OCT - DEC 25 OCT - DEC 24 OCT - DEC 25 OCT - DEC 24 TURRAMURRA $11,500,000 $6,550,000 $2,650,000 $2,500,000 NORTH TURRAMURRA $7,654,321 $4,710,000 $3,000,000 $2,300,000 4. HIGHEST SALE PRICE HOUSES UNITS OCT - DEC 25 OCT - DEC 24 OCT - DEC 25 OCT - DEC 24 TURRAMURRA $3,100,000 $3,342,500 $810,000 $892,000 NORTH TURRAMURRA $2,700,500 $2,654,000 $2,150,000 $1,660,000 2. MEDIAN SALE PRICE HOUSES UNITS OCT - DEC 25 OCT - DEC 24 OCT - DEC 25 OCT - DEC 24 TURRAMURRA $3,976,144 $3,342,500 $1,119,036 $1,094,017 NORTH TURRAMURRA $3,401,925 $2,770,000 $1,150,000 $1,848,000 3. AVERAGE SALE PRICE
RECENT TURRAMURRA SALES BY MATT BOLIN & RAY WHITE UPPER NORTH SHORE SOLD $5,120,000 SOLD $5,400,000 SOLD Undisclosed SOLD $3,100,000 SOLD $3,520,000 SOLD Undisclosed SOLD $4,550,000 SOLD Undisclosed 14 Nulla Nulla Street 80 The Chase Road 75 Ku-Ring-Gai Avenue 2 Nambucca Street 101 Bannockburn Road 8 Ku-Ring-Gai Avenue 6 Worcester Place 19 Trentino Avenue 5 2 4 5 4 2 5 2 2 3 2 1 6 3 2 5 4 3 4 4 2 5 4 2 1,562 sqm 929.5 sqm 1,005 sqm 973.8 sqm 866 sqm 2,928 sqm 923.2 sqm 1,422.5 sqm
RECENT NORTH TURRAMURRA SALES BY MATT BOLIN & RAY WHITE UPPER NORTH SHORE SOLD $5,900,000 SOLD $4,350,000 SOLD $2,750,000 SOLD $3,205,000 SOLD $3,620,000 SOLD $3,100,000 SOLD $2,645,000 SOLD $2,450,000 11 Allara Avenue 8 Toms Pocket 2 Allara Avenue 234 Bobbin Head Road 13 Jemimas Place 15 Jemimas Place 12 Camden Gardens 22 Leura Crescent 5 4 2 4 3 2 4 2 2 5 2 5 4 2 2 - - - 5 4 2 3 2 2 923 sqm 829 sqm 923 sqm 2,529 sqm 929 sqm 2,424 sqm 929 sqm 548 sqm
A SELECTION OF TURRAMURRA & NORTH TURRAMURRA SALES Please note: Not all sales were made by Ray White Upper North Shore. Sale Date Address Area m2 Beds Bath Car Sale Price Turramurra 04/10/2025 28 Ku-Ring-Gai Avenue 2,213 5 4 2 $8,960,000 10/10/2025 14 Nulla Nulla Street 1,562 5 2 4 $5,120,000 18/10/2025 31 Warrangi Street 1,378 5 3 2 $5,150,000 22/10/2025 2 Worcester Place 923 5 2 2 $3,830,000 24/10/2025 27-29 Boomerang Street 2,586 5 5 4 $9,550,000 25/10/2025 391A Bobbin Head Road 14,780 6 5 8 $11,500,000 27/10/2025 18 Fairlawn Avenue 911 5 3 2 $5,400,000 30/10/2025 72 Murdoch Street 923 5 3 2 $2,810,000 05/11/2025 8 Ku-Ring-Gai Avenue 1,005 5 2 2 $3,500,000 05/11/2025 101 Bannockburn Road 866 6 3 2 $3,520,000 05/11/2025 6 Worcester Place 923 4 4 2 $4,550,000 06/11/2025 75 Ku-Ring-Gai Avenue 2,928 5 4 3 $8,350,000 11/11/2025 19 Trentino Road 1,431 5 4 2 $6,100,000 13/11/2025 5a Glendale Road 2,421 7 4 3 $6,250,000 21/11/2025 1 Boomerang Street 1,322 5 3 4 $4,750,000 24/11/2025 2 Nambucca Street 974 3 2 1 $3,100,000 05/12/2025 1270 Pacific Highway 734 5 3 2 $1,850,000 05/12/2025 29 Ku-Ring-Gai Avenue 1,574 4 2 2 $4,808,000 06/12/2025 8 Wiltshire Place 923 3 1 2 $3,050,000 06/12/2025 8 Wolsten Avenue 1,447 3 2 1 $5,575,000 11/12/2025 38a Warrangi Street 1,695 5 3 2 $5,350,000 18/12/2025 37 Eastern Road 750 5 4 2 $5,900,000 18/12/2025 46 Eastern Road 2,226 6 4 2 $6,770,000 24/12/2025 41A Murdoch Street 1,042 4 2 2 $2,512,000 North Turramurra 05/12/2025 11 Valley Park Crescent 929 5 3 2 $2,650,000 28/11/2025 32 Miowera Road 1,309 6 4 3 $7,654,321 25/11/2025 339A Bobbin Head Road 645 5 3 2 $2,925,000 19/11/2025 6 Somerset Avenue 936 4 2 1 $2,340,000 19/11/2025 1 Stafford Place 925 4 3 2 $2,485,000 15/11/2025 52 Miowera Road 1,056 4 2 2 $2,700,500 01/10/2025 11 Glengarry Avenue 923 5 5 4 $5,440,000
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 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 WHY MORE OWNERS TRUST RAY WHITE UPPER NORTH SHORE Source: CoreLogic Market Scorecard 1/1/25-2/12/25 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
★★★★★ Extremely professional “Matt and his team were extremely professional and made both preparing our property for sale and selling it as stress-free as possible. They were punctual for appointments and produced excellent marketing material within a very short time frame. The property was sold before the first open for inspection on excellent terms.” VENDOR - SANDRA, 14 NULLA NULLA ST, TURRAMURRA ★★★★★ Excellent knowledge “Excellent knowledge of the market and the expectations of the various buyer demographics. Adjusted to an unexpected change in market circumstances, identified the buyer and completed the sale.” VENDOR - IAN, 8 KU-RING-GAI AVE, TURRAMURRA ★★★★★ Job well done “Thank you, Matt. A job well done, and we felt supported all the way through. A good outcome as well.” VENDOR - PHIL, 2 BIRRU PLACE, BELROSE 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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