Your November Market Update: Navigating the Upper North Shore Property Scene

Market Conditions
Spring is well and truly underway, and the latest data show a property market in motion; though with a few important caveats. Nationally, the median house price across Australia’s capital cities now sits around $1,253,522, reflecting an increase of 8.3 % over the past year. For Sydney specifically, the median has moved to $1,763,774, representing roughly 7.4 % annual growth.

At the same time, buyer demand is visibly heating up in many Sydney suburbs. Loan Market Group data indicate that pre-approvals for home loans in the three months to October have more than doubled year-on-year in several locales, including areas on the North Shore and Northern Beaches. This surge is a strong indication of active buyer interest ahead of more listings becoming available.

What this means for our Upper North Shore market
For sellers: You’re operating in a market supported by strong macro drivers; lower interest rates, heightened buyer sentiment and still-tight housing supply. If you’ve been considering listing, now is a moment when buyers are primed and competition is likely to be strong. Our team are ready to make the most of this moment with a focused, data-driven marketing strategy that uses NurtureCloud’s buyer-matching technology to connect genuine buyers with the right homes.

For buyers: While favourable conditions exist, it’s important to recognise the flipside – affordability is under pressure. Even though rates have been cut, values are elevated and competition is intense. Buyers should be well-prepared with financing secured and clear briefs to move quickly.

Cautionary notes
Despite the positive outlook, not all parts of the market are uniformly strong. Some commentators suggest that the “market isn’t as strong as it looks”, with factors such as cost-of-living pressures and increased stock in certain segments creating pockets of softness. That means while growth is expected, it may be more measured than in previous boom cycles.

Our forecast for the near term
We expect continued, moderate growth across the Upper North Shore. With national growth at ~8% and Sydney at ~7% annually, it’s realistic to see 4–6% gains locally this year — perhaps higher for standout properties in premium pockets. Supply constraints should continue to support values, especially in strong lifestyle locations.

Smashing the Wahroonga record
Ray White Upper North Shore Director David Walker & Belinda Edwards have set a new suburb benchmark with the $18.5 million sale of 58–60 Carrington Road, Wahroonga. The result eclipses the previous Wahroonga record of $14.5 million achieved in 2022, and also stands as the highest sale across Ku-ring-gai in 2025. Remarkably, the previous top Ku-ring-gai result this year was also set by Ray White Upper North Shore. Mr Walker said the result demonstrates renewed confidence in the prestige Upper North Shore market.

Whatever stage you’re at — buying, selling or simply exploring your options — we’re poised to guide you through this spring cycle with expertise, proven systems, and a genuine commitment to achieving the best result.

Get in touch today!