03 July 2025
Over the past 12 months, the Northern Beaches property market has again shown remarkable strength and adaptability. From a cautious winter in 2024 through a lively spring and a robust finish to the financial year, buyer demand held firm even as sellers adjusted to evolving conditions. We are now seeing conditions approaching the peaks of the unicorn year of 2021.
Market Dynamics and Buyer Sentiment
Looking back on the last financial year, winter 2024 began predictably quieter, though well-presented homes still attracted solid interest. Spring brought renewed momentum, with new listings across NSW surging by 61% in August and October recording some of the strongest volumes in recent years (REA Group).
While late 2024 saw softer conditions and longer selling periods as buyers became more selective, early 2025 sentiment quickly improved thanks to interest rate reductions. Notably, the past two months, May and June 2025, have shown a clear tightening in supply. New listings have eased compared to the peaks of last year and earlier this year, as many prospective sellers wait for further clarity on rates and economic settings.
These lower stock levels have been a defining feature of the market recently, with REA data confirming fewer fresh listings coming online through late autumn and the start of winter. Despite this, buyer confidence has remained steady. Many purchasers are keen to secure quality homes, creating a market that feels balanced rather than overheated. Properties offering lifestyle appeal, turnkey presentation or unique attributes continue to see competitive interest, while buyers remain measured in their decision-making – and this is where an experienced agent does their best work.
Our sales team has continued to navigate the past 12 months with the same level of care and commitment, culminating in our strongest financial year performance ever. Working with a large team across the Northern Beaches has seen many of our clients benefit from the collaboration, clear communication and trusted expertise Cunninghams is renowned for. This approach has helped us gain market share in key areas while consistently delivering the best possible outcomes.
Key Trends This Year
- Two-Speed Market: Premium, turnkey homes continued to outperform, while properties needing work often took longer to sell.
- Investor Activity Mixed: While some investors have returned, many remain cautious in the face of higher borrowing costs and ongoing uncertainty.
- Out-of-Area Demand: Strong enquiry from North Shore, Inner City and expat buyers highlighted the area’s enduring appeal and value.
- Tight Rental Market: Low vacancies and high migration drove record leasing conditions for much of the year.
- Clear Pricing Essential: Homes with realistic price guides and standout marketing consistently outperformed.
Cunninghams EOFY Results
Despite a tightening supply environment, Cunninghams achieved strong growth across the Northern Beaches:
- 506 properties sold in FY24/25, up from 437 in FY23/24.
- Average sale value rose by 4.5% to $2,227,907.
- List-to-sell ratio improved by 2% to 93%.
- Over 489 rental properties leased, with an average of just 6 days on market.
- Several key auction weekends achieved 100% clearance.
Looking Ahead
As we move further into 2025/26, all signs point to continued opportunity. While supply is tighter than this time last year, steady buyer confidence is creating a balanced market environment. For sellers, this means well-presented properties with realistic pricing are still achieving excellent results. For buyers, preparation and decisiveness remain key in a landscape where quality homes attract strong interest.
At Cunninghams, we’re proud to have helped so many local families achieve their property goals this financial year. If you’re considering your next move, our team is ready to guide you with insight, care and an unwavering commitment to results.
