Executive Summary
From 2017 to mid-2025, the Northern Beaches Property market has moved through six distinct phases: steady pre-COVID growth, a pandemic-fuelled boom, a two-stage correction, and a recent return to balance. This detailed, data-led review separates fact from fiction, tracking what really happened—not the media spin, but actual suburb-level shifts in value, buyer behaviour, and market drivers.
Between 2017 and 2020, Northern Beaches Property values rose gradually in most areas, while select lifestyle pockets like Avalon and Duffys Forest saw early, above-average gains. Then came the boom of 2021. With near-zero interest rates and a rush for remote-friendly living, the market surged—up 41% in just 12 months, the sharpest rise on record for Northern Beaches Property.
That unsustainable leap was followed by a measured two-year correction. From late 2021 to 2023, prices across the Northern Beaches Property market fell by 8% overall, with most suburbs seeing declines between 5–15%. Premium areas like Manly held firm, while mid-tier family suburbs adjusted. A secondary correction in early 2024 hit the luxury segment—Palm Beach and Whale Beach medians dropped sharply, driven more by low sales volume than lost demand.
By mid-2024, confidence had returned. Suburbs like Avalon, Dee Why, and Belrose rebounded, and even high-end pockets regained ground. The last quarter of 2024 saw a levelling-out, with northern and southern suburbs finding firmer footing.
Now in 2025, the Northern Beaches property market is turning a corner. The median house price has risen 7.3% in just six months, interest rates appear to have peaked, and buyer sentiment is improving. While the days of rapid, double-digit growth are behind us, the fundamentals—tight supply, lifestyle appeal, and a well-resourced buyer pool—remain strong.
Our message? The market isn’t overheated or crashing. It’s maturing. This detailed report offers suburb-level data, insights into buyer and seller behaviour, and a grounded outlook for the years ahead. If you want to truly understand what’s happening, not just guess based on hype, this is the story worth reading. It’s also worth looking at the Northern Beaches Suburb Profiles in detail as well.
Introduction
If you’ve been feeling whiplash from the Northern Beaches Property market, you’re not alone. Over the past several years, local home prices have surged, dipped, and surged again in a dramatic cycle that’s left many observers scratching their heads.
Is this coastal enclave truly “boom-proof,” or do the myths align with reality? In this deep dive, we candidly break down the distinct phases of the Northern Beaches Property market since 2017 – from the pre-COVID days through the pandemic boom, the subsequent correction, and into today’s 2025 rebound. Our analysis, based on extensive local sales data, uncovers what really happened in each phase, debunking a few myths along the way. We’ll also explore what’s driving these real estate trends and what buyers and sellers insights suggest about what to expect next.
Whether you’re a homeowner, buyer, or just a real estate enthusiast, this grounded, data-driven narrative will help you make sense of the wild ride—without the jargon or sugar-coating. Let’s explore the truth behind the headlines, and understand the enduring appeal of Northern Beaches Property.
Phase 1 – Pre and Early COVID (Sep 2017 – Dec 2020)
Overview
In the years leading up to and just entering COVID, house prices on the Northern Beaches experienced steady, modest growth overall—nothing too flashy. The median price changes during this time were subtle but revealed interesting patterns. The median house price inched up from $2.05 million to $2.29 million. However, some upscale areas did quietly record significant gains (30% or more in a few instances) as lifestyle buyers trickled in, while other regions remained flat. In short, the Northern Beaches Property market did rise before the boom, but it wasn’t running hot everywhere.
During this phase, from late 2017 through the end of 2020, the Northern Beaches Property scene laid its groundwork. These years were just before the pandemic frenzy, and the narrative was one of steady confidence without extreme spikes. Overall, Northern Beaches Property values in our area crept up moderately—think of single-digit annual growth for many suburbs. For example, a typical family home in Mona Vale or Dee Why saw prices increase by only about 5–10% over the entire three-year period. In real terms, that means a Mona Vale home rose from roughly $1.80M in late 2017 to about $1.90M by late 2020, a gentle rise reflecting a normal, healthy Northern Beaches Property market.
Early Standout Suburbs
That said, it wasn’t uniformly sleepy. A few standout suburbs in the far north experienced surprisingly strong appreciation even before COVID hit. Duffys Forest, known for its acreage estates, is a prime example – by late 2020, Duffys’ median house price was around $3.95 million, up roughly 35% from 2017.
Similarly, Avalon Beach, beloved for its surf village vibe, climbed from about $1.75 million to $2.3 million in median value (a jump of approximately 32%). Even ultra-prestigious Palm Beach saw its median house price push from approximately $2.9 million to approximately $3.8 million (about 31%) in that timeframe, as a trickle of high-end buyers sought holiday-like retreats. These sizable gains in select pockets were early signals of the lifestyle shift to come; though, at the time, they flew under the radar.
Meanwhile, some traditionally blue-chip areas paused or plateaued. For example, Manly, the region’s most expensive hub, actually saw a slight dip followed by a flat line, ending 2020 roughly where it started in 2017 (around the low $3 millions). This doesn’t indicate that Manly was “unpopular” – rather, it had boomed earlier in the mid-2010s and by 2017 was catching its breath.
Slowing House Price Growth
Buyers at the end of the 2010s were price-sensitive, and stricter lending conditions at that time (along with a Banking Royal Commission in 2018) put a mild damper on growth in top-tier areas. Freshwater also barely budged, increasing maybe 1–2% total by late 2020. In short, Phase 1 busted the myth that “Northern Beaches Property only ever goes up in a straight line.” In reality, some suburbs accelerated while others idled – a pattern that set the stage for what came next.
Importantly, by late 2019 and into 2020, we noticed lower interest rates and a recovering Sydney Northern Beaches Property market injecting a bit more energy into the region. Buyer confidence was on the mend after a quieter 2018–19. By early 2020, open homes were bustling once more. Then, of course, COVID-19 struck, bringing with it a radical shift in housing dynamics that would turbo-charge our Northern Beaches Property outlook moving forward.
Phase 2 – COVID Boom (Dec 2020 – Dec 2021)
Overview
This was the frenzy phase. In just one year, Northern Beaches Property prices skyrocketed at a pace we’d never seen before. Overall, median price changes were astounding. The median house price jumped 41%, from $2.29m to $3.23m in just 12 months. Virtually every suburb – from our family-friendly plateaus to the upscale seaside enclaves – experienced double-digit price growth. Record-low interest rates, a demand for remote work lifestyles, and FOMO (“fear of missing out”) transformed the region into a seller’s paradise. If you felt like every auction was smashing records in 2021, you weren’t imagining it—the Northern Beaches Property market was red hot.
COVID Impact on Northern Beaches Property
The COVID boom in 2021 was nothing short of extraordinary. Driven by near-zero interest rates and a pandemic-induced desire for space and a coastal lifestyle, buyers flooded the Northern Beaches Property market. As a result, prices surged across the board, often within just a few months. We’re not talking about the usual 5% uptick – we saw jumps of 20%, 30%, even 50% in one year for houses in our region. Homes that would have sold for $2M pre-COVID were suddenly fetching $2.5M or $3M+ as eager city dwellers and expats competed for their slice of Northern Beaches Property heaven.
Every suburb felt the heat. On the more affordable end, Manly Vale and North Manly (traditionally more “accessible” than Manly proper) saw house medians soar by roughly 35–40% in 2021. For instance, a North Manly family home that might have sold for around $2.1M in late 2020 was going for nearly $3M by the end of 2021. In the middle of the Northern Beaches Property market, Beacon Hill and Belrose – quiet suburban spots – also jumped by about 30% as buyers priced out of coastal pockets moved inland.
At the top end, the growth was astonishing: Whale Beach, a luxury enclave, increased roughly 65% that year (e.g., medians from about $4.2M to around $6.95M). Palm Beach wasn’t far behind, with nearly 50% growth (from around $3.8M to $5.65M). Even typically steady areas like Collaroy Plateau saw growth of approximately 36%, demonstrating that no part of the Northern Beaches Property market was untouched by the boom.
Buyer Psychology
Beyond the raw numbers, buyer psychology was intense. Remote working allowed people to swap inner-city apartments for coastal houses, and the Northern Beaches Property lifestyle—beaches, community, fresh air—became the ultimate commodity. We often saw more than 50 groups at open homes, with bidding wars exceeding price guides. A myth took hold that “Sydney’s CBD is dead, long live the Beaches”—and while that was overstated, there was a clear trend of families re-evaluating priorities and placing a premium on what Northern Beaches Property offers.
Fear of missing out further amplified the situation: as soon as prices in one suburb rose, adjacent suburbs would follow as buyers rushed in before they, too, became “unaffordable.”
Importantly, low interest rates acted as a major enabler. Many buyers expanded their budgets since borrowing money was incredibly cheap in 2021. Investors also joined in, betting on strong rental demand and future gains. Even though rental yields here were modest (around 2–3%), the capital growth was the allure.
This frenzy resulted in what we now recognise as the peak of the Northern Beaches Property market around late 2021. By December 2021, Northern Beaches Property owners were, on paper, wealthier than ever. However, as we warned at the time, such rapid growth was unsustainable. The seeds of the next phase—a market correction—were already being sown due to affordability strain and the prospect of rising interest rates.
Phase 3 – Initial Correction (Dec 2021 – Dec 2023)
Overview
Following the boom came a reality check. Throughout 2022 and 2023, the Northern Beaches Property market cooled, relinquishing some of its gains as interest rates surged. The median house price dropped by 8%, from $3.23m to $2.97m. Most suburbs saw a decline in house prices on the Northern Beaches of approximately 5–15% from their 2021 peaks. Importantly, this wasn’t a free-fall crash; it was a measured correction.
Higher mortgage rates excluded some buyers, and prices adjusted accordingly—particularly in mid-tier family areas. However, genuinely premium Northern Beaches Property suburbs remained stable, and by late 2023, the decline had mostly stabilised.
Two Years of Property Prices Slowing
This phase spanned two years of the Northern Beaches Property market hitting the brakes. Beginning in early 2022, interest rates started to rise rapidly (the Reserve Bank increased rates several times), which directly diminished buyers’ borrowing capacity. This placed downward pressure on prices following the dizzying heights of 2021. By mid-2022, it was clear that the Northern Beaches Property outlook had shifted: clearance rates at auctions fell, and the sense of urgency ebbed. Buyers regained some negotiating power, and sellers had to adjust their expectations from “2021 prices” to a new reality.
So, how much did prices actually fall? Overall, the pullback was modest compared to the previous boom, yet certainly noticeable. In many family-friendly suburbs – like Cromer, Narraweena, and Frenchs Forest – Northern Beaches Property values eased by about 10% to 12% from the peak by the end of 2023.
For instance, North Manly (which had surged to nearly $3.0M at the end of 2021) slid back to roughly $2.6M by late 2023, a correction of about -12%. Manly Vale similarly declined by around -11%. Newport, following its massive increase, experienced a -15% drop from its peak (medians falling from ~$3.22M to ~$2.71M). These median price changes were largely a response to the new borrowing climate – with interest rates higher, buyers simply couldn’t stretch to those 2021 heights.
A Steady Price Reduction
Let’s bust a myth here: some media headlines screamed “Northern Beaches prices plummet,” giving the impression of a crash. That wasn’t the full story. In reality, no suburb completely erased the gains of the boom. Even after a 10% dip, most areas remained well above their pre-COVID levels.
Notably, the prestige sector of the Northern Beaches Property market stayed resilient through 2022–23. Take Manly: its median house price in late 2021 was around $4.35M, and by late 2023, it was essentially the same ($4.30M). In other words, Manly’s houses barely blinked. Whale Beach and Palm Beach also hovered just below their peaks, with perhaps a single-digit percentage dip at most.
By mid to late 2023, we observed that the Northern Beaches Property market outlook was nearing its bottom. Buyer confidence gradually returned as people adjusted to the “new normal” of higher interest rates. Open house attendance improved, and realistic pricing attracted interested bidders.
In fact, some suburbs even began to rise again by late 2023 – Collaroy Plateau, for instance, never really declined; it actually experienced slight growth (around +6% over 2022–23), defying the trend, thanks to its relative affordability and appeal to young families. Overall, this phase can be summed up as a healthy correction that removed some exuberance from the Northern Beaches Property market but was by no means a collapse.
Phase 4 – Secondary Correction (Dec 2023 – Sep 2024)
Overview
Just as the broader Northern Beaches Property market was stabilising, a second, smaller wave of correction hit in early to mid-2024—but this time it was selective. During this period, the median house price only fell slightly, from $2.97m to $2.95m. However, this phase wasn’t merely about house prices on the Northern Beaches. The ultra-high-end coastal pockets, which had resisted the initial downturn, experienced a sharper pullback, while many mid-range suburbs actually began to recover.
In other words, 2024 brought a tale of two Northern Beaches Property market segments: prestige beachfront estates took a hit, even as typical family home markets found their footing and ticked upwards.
Northern Beaches Property Market Stabliises
By early 2024, the general sentiment was that “the worst is behind us” for Sydney and, in particular, for Northern Beaches Property. In fact, most suburban areas were stabilising; some even saw slight median price changes in the first half of 2024 as buyers adjusted to interest rates and resumed house-hunting.
For example, in the first three quarters of 2024, Dee Why’s median house price rose from around $2.40M (Dec 2023) back up to roughly $2.69M by September 2024 – a solid +12% rebound as young families and upsizers re-entered the Northern Beaches Property market. Avalon Beach similarly witnessed its median climb from ~$2.60M to ~$2.83M (+9%), regaining a significant portion of the previous dip. These gains indicated renewed confidence in the broader Northern Beaches Property outlook.
However, during those same months, a different story unfolded at the top end. The prestigious locales of the northern peninsula – particularly the second-home and luxury retreat markets like Palm Beach and Whale Beach – eventually experienced a significant correction. After remaining near peak levels throughout 2023, these suburbs faced a drought of high-end buyers in early 2024, and the few sales that occurred were at notably lower price points.
Emergence of the North/ South Property Split
From December 2023 to September 2024, Palm Beach’s median house price dropped from about $5.3M to around $3.3M (a decline of ~37%). Whale Beach fared similarly, decreasing roughly 40% from ~$6.55M to the mid-$3 million range. These Northern Beaches Property market shifts were significant, but context is everything – these suburbs have very low sales volumes. A handful of smaller or less premium transactions skewed the median downwards, not a fundamental collapse in value.
This divergence created a fascinating north/south split within Northern Beaches Property. While the far-north suburbs (Palm Beach, Whale Beach, etc.) were finally resetting from their stratospheric highs, the southern and mid-Beaches suburbs (think Manly, Brookvale, Beacon Hill) were either flat or inching up. For instance, Freshwater held steady through early 2024, and North Manly actually jumped back above its 2023 levels by mid-year.
We essentially saw a rebalancing: the gap between the uber-luxury end and the “regular” end of the Northern Beaches Property market narrowed a bit. This secondary correction phase underlined a truth we often tell clients: even within the same region, different segments of Northern Beaches Property behave very differently.
By late 2024, the high-end retreat locales had adjusted to a more realistic level, laying the foundation for a more synchronised Northern Beaches Property market outlook moving forward.
Phase 5 – North/South Re-Balancing (Sep 2024 – Dec 2024)
Overview
In the final months of 2024, the Northern Beaches Property market experienced a levelling off and a mini-reversal of fortunes across various areas. Once again, the median house price changed only slightly—from $2.95 million to $2.92 million—a decline of just 1.2%. But beneath that small number was a shifting story.
The previously battered far northern Beaches (Palm Beach & co.) began to bounce back as a few big-ticket sales returned, while some of the southern suburbs that had been on the rise paused to catch their breath. This phase was about the Northern Beaches Property market finding equilibrium: the wild disparities of early 2024 started to even out.
Northern Beaches Market Calilbration
From September to December 2024, we witnessed what could best be described as Northern Beaches Property market calibration. Those glamorous trophy markets in the north, which had dropped dramatically earlier in the year, suddenly found new life. All it took was a few motivated buyers (or perhaps opportunistic investors) swooping in for prime Northern Beaches Property at adjusted prices.
Palm Beach, for instance, rebounded from its September low – by December 2024, its median had climbed from approximately $3.3M back up to about $3.92M (roughly +19% in one quarter). Whale Beach also increased by about +7% in that same brief period. While these areas didn’t recover all their lost value, the uptick clearly indicated that demand for Northern Beaches Property was returning once prices reached a more palatable range.
Conversely, the southern and central parts of the Beaches, which had been thriving, experienced a slight pause. This isn’t to say there was a downturn; rather, the rapid rebound of early 2024 in areas such as North Manly, Manly Vale, and Freshwater took a minor breather by late 2024.
Property Market Alignment
For instance, Freshwater’s median dipped by about 6% in Q4 2024 (from ~$3.65M to ~$3.40M) after its mid-year rise, while North Manly saw a decrease of around 7% (from ~$3.24M down to ~$3.02M). Even steady Manly itself experienced a slight softening (down approximately 2%). These median price changes likely reflected a seasonal slowdown combined with buyers becoming more price-conscious.
The net effect of this phase was a healthier alignment across the Northern Beaches Property market. We entered 2025 with exorbitant north-end prices tempered (no longer wildly out of step with the rest of the region), and the high-activity south-end having caught its breath (preventing a mini-bubble from forming there).
In other words, the market as a whole was more balanced than it had been earlier in the year. For anyone watching the Northern Beaches Property forecast, this period proved that after a rollercoaster, the market can find its equilibrium again – a welcome development before the next chapter began.
Phase 6 – New Beginnings (Dec 2024 – Jun 2025)
Overview
In the first half of 2025, optimism returned to the Northern Beaches Property space. With the major corrections behind us and interest rates seemingly peaking, buyers and sellers began to move forward with greater confidence. House prices generally stabilised or increased slightly, signalling a fresh start. The median house price moved from $2.92m to $3.13m, a solid 7.3% gain.
We observed strong activity in the family-home segment and even some record-breaking sales up north, suggesting that the Northern Beaches Property market was turning a corner into a new, more sustainable growth phase.
Property Market Regaining Momentum
This phase, covering December 2024 through June 2025, focused on regaining positive momentum. The mood across the Northern Beaches Property market became significantly brighter than a year earlier. One major reason: by late 2024, it became apparent that interest rate hikes were likely finished (or very close to finished). This alleviated a major cloud of uncertainty.
Buyers who had held off due to concerns about continually rising rates began to feel reassured about re-entering the Northern Beaches Property market, and sellers who had postponed listing started putting homes up for sale again. The result was a mini-surge in activity and the early signs of a gentle upswing in Northern Beaches Property prices.
Data from our analysis indicates that in H1 2025, many suburbs recorded modest gains. Take Dee Why: after plateauing at approximately $2.63M at the end of 2024, its median house price increased to roughly $2.88M by June 2025 – a 9.5% rise in just six months. Freshwater, which had declined late in 2024, rebounded by about 10% by mid-2025, reaching a new high of around $3.75M.
Family-friendly Belrose and Frenchs Forest also saw mid-single-digit percentage increases as upgraders returned to those markets. Importantly, even where values didn’t surge, they generally held steady. For instance, Bilgola Plateau maintained around $2.45M, showing that stability had returned to many segments of the Northern Beaches Property market.
Prestige Properties Also Return
Even the luxury segment began a new chapter. Confidence was creeping back for high-end coastal properties—and one could argue this phase kicked off with a bang. A standout sale in Whale Beach in early 2025 pushed the median back up substantially, near $6.55M again by mid year.
Palm Beach also surged—from ~$3.92M to a $5.36M median by June 2025, a 37% increase—bringing values close to the COVID boom peak. While some of these jumps were influenced by low sales volume, the clear message was that demand had returned for prestige Northern Beaches Property once prices had corrected.
This marks a turning point: buyers and sellers in these exclusive markets have reset their expectations and found a new meeting point. It’s the beginning of a more balanced, realistic, and ultimately sustainable Northern Beaches Property market outlook.
By mid-2025, the Northern Beaches Property landscape felt fresh, forward-looking, and far less volatile. The excesses of the pandemic boom had been absorbed, the scars from the correction were healing, and both buyer and seller sentiment was more aligned. This phase laid the groundwork for what we anticipate will be a more measured, long-term growth cycle—without the frenzy, but also without the fear.
The Future Outlook (July 2025 Onwards)
Overview
Looking ahead, the Northern Beaches market is poised for steady, sustainable growth – but it will face challenges. Don’t expect another meteoric boom anytime soon; instead, look forward to moderate gains driven by limited supply and strong demand, particularly for quality homes. Interest rates remain unpredictable, but barring any economic shocks, the Beaches should see a phase of relative stability. In short, the future looks cautiously optimistic: opportunities for both buyers and sellers, as long as they remain grounded in reality.
As we look to the future, several key factors will influence what comes next on the Northern Beaches. First and foremost is supply and demand. One truth that has become clear through all the prior phases is that this area faces a chronic housing shortage – geography (bounded by national park and ocean) and strict planning rules restrict new supply. This fundamental situation won’t change.
Resilient Buyer Demand
Buyer demand, however, remains broad and deep: families still covet the lifestyle, downsizers appreciate the amenity, and even investors are drawn to the Beaches’ long-term performance. This imbalance suggests that, over the long run, prices are likely to continue trending upward, though at a more measured pace than the rollercoaster we just experienced. It’s reasonable to expect that nice family homes in popular suburbs could grow by perhaps 5–7% per year in the coming few years, rather than the wild 20% jumps of 2021. The era of “easy money” is over, but fundamental demand for Northern Beaches living isn’t going anywhere.
Interest rates will, of course, play a significant role in the short term. As of mid-2025, rates are still higher than they’ve been for much of the past decade, which limits how quickly prices can rise. The good news is that rates seem to have plateaued; if anything, markets are even suggesting more rate cuts through 2025 and into 2026 if inflation stays under control. If rates gradually ease, that would provide a tailwind for property values, making mortgages slightly more affordable and likely drawing more buyers back into the market.
Things to Consider
Conversely, if inflation surprises us and rates edge up further, we might see another wobble in demand—though nothing indicates a dramatic surge in rates from here. In any case, buyers now are more financially resilient (banks have stricter lending buffers), so those in the market can generally manage the current rates. We don’t foresee a repeat of a major correction unless there’s a significant economic shock. Instead, expect gradual growth interspersed with normal seasonal fluctuations.
Another factor influencing the outlook is economic and lifestyle trends. The work-from-home movement has become established; many professionals are working in a hybrid model, meaning the daily commute is less of a barrier to living a bit further out. This is promising for the Beaches—our area can continue to attract those who may have previously insisted on being just 10 minutes from the CBD.
Additionally, infrastructure improvements (such as the new hospital at Frenchs Forest and ongoing road upgrades) are steadily enhancing convenience, and any future projects (perhaps one day a Beaches tunnel) would only boost the area’s appeal. On the flip side, we’re keeping an eye on the broader economy: if Sydney’s job market slows or consumer confidence declines, that could dampen buyer enthusiasm. So far, unemployment remains low, and many Northern Beaches buyers are in secure, well-paying jobs, which offers some insulation.
What’s Really Driving These Trends?
After analysing the full seven-year cycle, it’s clear that a few core drivers explain why property values in Northern Beaches have shifted as they have:
- Interest Rates & Finance: First and foremost, cheap money enabled the boom—people could suddenly borrow much more, driving prices higher. Then, expensive money (rate hikes in Phases 3–4) applied the brakes. This is perhaps the single biggest factor in short-term market fluctuations.
- Lifestyle Demand: COVID highlighted the value of space, beaches, and community. Our area offers a unique “holiday lifestyle” year-round, which significantly boosted demand once remote work became a reality. Even post-COVID, that lifestyle appeal keeps demand robust.
- Supply Scarcity: The Northern Beaches simply doesn’t have an endless supply of homes for sale. During the boom, listings couldn’t keep up with all the buyers. In the correction phase, many owners simply held off selling. The scarcity of options has consistently underpinned values—people are competing for a limited prize.
- Buyer Demographics: Many of our buyers are well-off—think dual-income professionals, successful business owners, returnee expats with cash, and downsizers with significant equity, among others. These groups can weather market ups and downs better than most. They don’t panic-sell, and when an opportunity arises (like a price dip), they’re ready to buy, which helps stabilise the market. We noticed this with the high-end holding value longer and re-entering the market once prices normalised.
- Emotional Attachment: Let’s face it—there’s a strong emotional pull to owning here. Many buyers will stretch their budgets (within reason) because they fall in love with a home or a suburb. This emotional premium means Northern Beaches prices have a bit of extra buoyancy; people aren’t just buying a house, they’re buying a lifestyle dream. That dream factor drove bidding wars during the boom and continues to provide support today.
Understanding these drivers helps cut through the noise. For instance, whenever you hear a sensational headline about the market, ask: “What are interest rates doing? How’s supply right now? Has something fundamentally changed about living here?” Nine times out of ten, the core reasons above will reveal the real story behind any short-term blips. As locals, we’ve witnessed cycles come and go, but these fundamentals remain constant.
What Buyers and Sellers Should Expect Next
With the market stabilising and entering a new phase, expectations for both buyers and sellers need to be adjusted.
For Buyers
The chance for significant bargains on the Beaches has likely passed. Prices aren’t dropping; in fact, they’re beginning to rise again for quality properties. However, this shouldn’t deter buyers. Negotiation remains a possibility, especially for properties that may have lingered or where sellers have set their prices too high.
Conduct your research (our analysis can assist you in determining fair value), be patient, and be ready to act decisively when the right home comes along. Importantly, don’t expect 20% annual gains on your new purchase – consider the long term. The Northern Beaches continues to provide solid long-term growth and an incredible lifestyle return on investment. If you’re financially prepared, the upcoming year could be an opportune time to buy before any gentle upswing potentially gains momentum.
For Sellers
It’s time to shift from the boom-time mindset. The frenzy of 2021 is over, but that doesn’t mean it’s a bad time to sell – far from it. Demand is certainly there, but today’s buyers are value-conscious. To achieve a great result, correctly pricing your property is crucial. Homes that are well-presented and priced according to the current market (not last year’s peak, not aspirational future numbers – current market) are selling swiftly, often attracting competitive offers. We’re also noticing that unique, A-grade properties (think: stunning views, walk-to-beach, newly renovated) can still create strong competition and even set new benchmarks.
So if you have a treasure, don’t hesitate to list. Just be prepared for a bit more due diligence from buyers and possibly slightly longer days on the market compared to the one-week auctions of the boom. Trust that a candid approach – being upfront and realistic – will earn buyer trust and ultimately lead to a successful sale.
Finally, both buyers and sellers should embrace a sense of cautious optimism. The Northern Beaches market, as we move into late 2025 and beyond, is neither red-hot nor stone-cold; it’s balanced. That’s a positive development! It means more predictable outcomes: fair prices based on true market value rather than frenzied emotion. In this environment, quality advice and analysis (the kind we pride ourselves on providing) make all the difference. We encourage everyone to cut through the myths and hype—as we’ve attempted to do here—and make informed decisions.
Myth-Busting and Truth-Telling as We Conclude:
If there’s one takeaway from examining these past seven phases, it’s that the Northern Beaches property market, despite its quirks, operates according to basic economics and human nature. No, it doesn’t “only go up” – we’ve witnessed two corrections in recent memory. And no, it’s not in a death spiral either – every dip was followed by a recovery, because the inherent appeal of this place is undeniable.
The truth lies in the middle: owning a home here is both wonderfully rewarding and subject to cycles like anywhere else. By staying grounded in facts (and yes, a bit of gut feel that comes from living here for decades), we can navigate whatever the next phase brings with confidence.
In summary, the Northern Beaches have undergone quite a journey from 2017 to 2025. We’ve experienced our boom, our correction, and now a fresh start. The narrative ahead appears promising yet measured.
As always, Sarah Kaye & Co Buyers Agents are here, keeping a close eye on the market’s pulse – ready to provide you with the straight, unvarnished truth and assist you in making the best real estate decisions, regardless of what the market is doing. Here’s to the next chapter on our beautiful Beaches!
With Best Regards,
Sarah
Founder and Principal Buyers Agent
Sarah Kaye & Co
1300 500 053
sarahkaye.com.au
sarah@sarahkaye.com.au
