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172            <h1 class="page-headline">2026 Market Update Edition 36</h1>
173            </section>
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186                    <p>There is a little more energy in Sydney&#39;s spring property market &mdash; and for the first time in several months, some of the broader indicators are beginning to move in the right direction.</p>
187
188<p>Auction clearance rates have improved, buyer registrations are showing signs of strengthening and quality homes continue to generate genuine competition. Across the Upper North Shore, however, buyers remain highly disciplined. They&#39;re prepared to act when the right property presents itself, but they&#39;re equally comfortable waiting when price and value don&#39;t align.</p>
189
190<p>The result is an increasingly interesting spring market: confidence is beginning to return, but buyers haven&#39;t abandoned their caution.</p>
191
192<h4>At a Glance</h4>
193
194<p>Here&#39;s what is shaping the Upper North Shore market this fortnight:</p>
195
196<p>71 new listings entered the market, while 48 properties sold.</p>
197
198<p>Available supply increased by 23 properties</p>
199
200<p>38 properties were withdrawn or unlisted, as some vendors paused, reset or repositioned their campaigns.</p>
201
202<p>A significant 99 auction changes were recorded, highlighting just how actively campaigns are being adapted.</p>
203
204<p>Sydney recorded a 59.6% preliminary auction clearance rate for the week ending 13 September &mdash; its strongest preliminary result in 19 weeks.</p>
205
206<p>557 Sydney homes went to auction, up 11.2% from two weeks earlier, although volumes remained 32.8% below the same period last year.</p>
207
208<p>The takeaway: buyers are present and increasingly engaged, but the difference between interest and action remains significant. The properties creating genuine competition are those giving committed buyers a compelling reason to act.</p>
209
210<p>Market by the Numbers<br />
211Our latest Upper North Shore Market Intelligence Report recorded 326 market movements across the 12-day reporting period.</p>
212
213<p>There are some encouraging elements within those numbers.</p>
214
215<p>While new listings continue to exceed sales, the resulting +23 supply build is relatively moderate compared with some of the larger increases recorded through winter and early spring.</p>
216
217<p>Meanwhile, 48 sales from 71 new listings demonstrates that buyers are absorbing a meaningful amount of the property coming to market. They are active &mdash; but they&#39;re continuing to place a very clear value on what they&#39;re prepared to purchase.</p>
218
219<h4>Sydney&#39;s Auction Market is Beginning to Improve</h4>
220
221<p>Perhaps the most encouraging development this fortnight has come from Sydney&#39;s auction market.</p>
222
223<p>For the week ending 13 September, Sydney recorded a 59.6% preliminary clearance rate, its strongest preliminary result in 19 weeks and up 1.9 percentage points from the previous comparable reading.</p>
224
225<p>Importantly, that improvement occurred as volumes increased.</p>
226
227<p>Sydney held 557 auctions, an increase of 11.2%, although activity remained almost one-third below the equivalent period last year.</p>
228
229<p>The final numbers provide some useful perspective.</p>
230
231<p>For the previous week ending 6 September, Sydney&#39;s preliminary result ultimately settled at a 52.5% final clearance rate, up from 51.5% the week before and the city&#39;s strongest final result since late July.</p>
232
233<p>So while a 59.6% preliminary result shouldn&#39;t be interpreted as a final clearance rate, the direction is encouraging.</p>
234
235<p>After spending much of winter in the mid-to-high 40s, Sydney has now recorded consecutive final results above 50%, followed by a stronger preliminary reading.</p>
236
237<p>It is too early to declare a significant change in the market &mdash; but there are signs that buyers and sellers may gradually be finding more common ground.</p>
238
239<h4>The Difference Between Looking and Buying</h4>
240
241<p>One of the most interesting characteristics of today&#39;s market is that buyer numbers alone don&#39;t necessarily tell us how strong a campaign is.</p>
242
243<p>There are plenty of buyers attending inspections, registering for auctions and following properties online.</p>
244
245<p>
245The challenge is converting that interest into action.</p>
246
247<p>Some buyers remain firmly in research mode. They&#39;re watching, comparing and waiting to see whether a property represents exceptional value before committing.</p>
248
249<p>Then there is the committed buyer. They&#39;re financially prepared, they have a genuine reason to move and, importantly, they&#39;ve found a property they don&#39;t want to lose.</p>
250
251<p>In today&#39;s market, identifying and retaining those buyers can be more valuable than simply accumulating large numbers of enquiries.</p>
252
253<p>A campaign doesn&#39;t necessarily need ten bidders to succeed.</p>
254
255<p>Sometimes it needs two and sometimes it only needs one genuinely committed buyer and a vendor prepared to make a pragmatic decision.</p>
256
257<p>That&#39;s why buyer qualification and follow-up are such important parts of the selling process.</p>
258
259<h4>Good Negotiation Matters in This Market</h4>
260
261<p>In extremely strong markets, competition can sometimes do much of the negotiating for you.</p>
262
263<p>Today&#39;s environment is different. When there are eight active bidders, extracting another bid can be relatively straightforward.</p>
264
265<p>When there are one or two genuinely committed buyers, negotiation becomes far more important.</p>
266
267<p>Understanding the buyer&#39;s motivation, financial position, competing options and emotional attachment to the property can materially influence the outcome.</p>
268
269<p>The same applies to vendors.</p>
270
271<p>A seller needs clear information about what buyers are saying, what comparable properties are achieving and whether an offer represents the best available opportunity or whether further competition can realistically be created.</p>
272
273<p>This is where experience becomes particularly valuable.</p>
274
275<p>At The Marshall Group, our collaborative office network and shared buyer database allow us to identify buyers across the Upper North Shore rather than relying solely on enquiries generated by an individual listing.</p>
276
277<p>The goal is simple: find every possible buyer, identify the committed ones and create the strongest negotiating environment possible.</p>
278
279<h4>The Next Interest Rate Decision Looms Large</h4>
280
281<p>One factor likely to influence sentiment over the coming weeks is monetary policy.</p>
282
283<p>The RBA&#39;s cash rate currently sits at 4.35%, following its decision to hold rates in August. The Bank has continued to emphasise that inflation remains above target and that uncertainty around the outlook remains elevated.</p>
284
285<p>That means buyers and sellers will continue watching interest-rate developments closely.</p>
286
287<p>Housing confidence can be sensitive to changes in borrowing costs, particularly in higher-value markets such as Sydney.</p>
288
289<p>But it&#39;s equally important not to allow speculation about the next rate decision to overwhelm decisions based on individual circumstances.</p>
290
291<p>People still relocate for schools, employment, growing families, downsizing, separation, retirement and lifestyle.</p>
292
293<p>Those motivations don&#39;t disappear because markets are uncertain, they simply make informed advice more important.</p>
294
295<h4>Looking Ahead</h4>
296
297<p>There are genuine reasons for optimism as we move further into spring.</p>
298
299<p>Sydney&#39;s preliminary auction clearance rate has reached its strongest level in 19 weeks, final clearance rates have recently moved back above 50%, and buyer registrations appear to be gradually improving.</p>
300
301<p>For sellers, success isn&#39;t about waiting and hoping that spring alone will lift the market. It&#39;s about identifying the right buyers, educating them on the property&#39;s value, creating genuine competition and being ready to negotiate decisively when the opportunity arrives.</p>
302
303<p>At The Marshall Group, that&#39;s where our local market intelligence, collaborative office network, extensive buyer database and experienced negotiation come together.</p>
304
305<p>Spring is gaining momentum.</p>
306
307<p>The opportunity now is to turn increasing buyer confidence into meaningful competition &mdash; and meaningful competition into the strongest possible result.</p>
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327                                        <a class="block circle" rel="author" href="https://www.themarshallgroup.com.au/team/nicola-watson" itemprop="url">
328                        <img class="circle" alt="Nicola Watson" itemprop="image" src="/imagecache/bestfit/300x300/_files/agent_images/cropped/nicola-watson-1.jpg">
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332                        <div class="agent-name"><span itemprop="name" class="oneline">Nicola Watson</span></div>
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337                                                                                    <a href="tel:0432 846 913" itemprop="telephone">0432 846 913</a>
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343                            As the Marketing Manager of a vibrant, boutique real estate agency, Nicola is responsible for establishing, promoting, and refining the company’s brand to continually improve and grow the business.                         </div>
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345                        <div class="hide block-sml"><a rel="author" href="https://www.themarshallgroup.com.au/team/nicola-watson" class="button block" itemprop="url">Learn more about Nicola</a></div>
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