Market update OCTOBER - DECEMBER 2025 Courtesy of Michael Dempsey 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. Michael Dempsey 0404 353 451 michael.dempsey@raywhite.com YOUR UPPER NORTH SHORE MARKET OUTLOOK FOR 2026
FAST FACTS Source: Pricefinder 2025 HOUSE OCT - DEC 2025 OCT - DEC 2024 WAHROONGA $18,500,000 $7,800,000 WARRAWEE $18,050,000 $10,060,000 4. HIGHEST HOUSE SALE PRICE HOUSE OCT - DEC 2025 OCT - DEC 2024 WAHROONGA $2,910,000 $2,706,500 WARRAWEE $4,139,000 $3,450,000 2. MEDIAN HOUSE SALE PRICE HOUSE OCT - DEC 2025 OCT - DEC 2024 WAHROONGA $4,251,164 $3,329,580 WARRAWEE $5,455,667 $5,014,091 3. AVERAGE HOUSE SALE PRICE 1. HOUSE OCT - DEC 2025 OCT - DEC 2024 WAHROONGA 72 50 WARRAWEE 12 11 NUMBER OF HOUSE SALES WAHROONGA 69.5% WARRAWEE N/A 5. AUCTION CLEARANCE RATE (LAST 6 MONTHS)
HIGHLIGHT SALES BY MICHAEL DEMPSEY AND RAY WHITE UPPER NORTH SHORE 18A Hampden Avenue, Wahroonga 5 Kerela Avenue, Wahroonga 10 Burns Road, Wahroonga 76 Billyard Avenue, Wahroonga 62 Bundarra Avenue, Wahroonga 15 Mahratta Avenue, Wahroonga 20 Moona Parade, Wahroonga 58-60 Carrington Road, Wahroonga SOLD $4,100,001 SOLD $2,090,000 SOLD $5,680,000 SOLD $7,050,00 SOLD $2,850,000 SOLD $5,800,000 SOLD $2,950,000 SOLD $18,500,000 5 3 2 3 1 1 5 2 2 6 4 5 5 2 2 5 5 2 6 2 2 5 5 4
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
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 ★★★★★ Simply amazing! “Michael sold our Warrawee home off market and then spent countless hours supporting our search for a new home over the next 10 months. Michael was always available to answer questions and every interaction was professional and courteous. We would both HIGHLY recommend his services to anyone searching in the area.” VENDOR OF 25 CHILTON PARADE, WARRAWEE ★★★★★ Michael and the Ray White team are excellent agents “They worked tirelessly to sell our property. They put in a lot of effort to ensure the selling price met our expectations. Michael and Jason always informed us of the feedback from potential buyers, and Candice helped us a lot with the administration and styling. Great work and thank you.” VENDOR OF 10 BURNS ROAD, WAHROONGA ★★★★★ The agent you can trust “Michael and his team did a great job selling our home. From preparation to selling, He managed to secure a decent price before auction and kept us well informed throughout the process. We really appreciate his professionalism and effort.” VENDOR OF 18A HAMPDEN AVENUE, WAHROONGA A WORD FROM MY CLIENTS Michael Dempsey 0404 353 451 michael.dempsey@raywhite.com
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