SARAH KAYE & CO.

Find Your Perfect Northern Beaches Home.

Recent wins include renovated period apartments near the Manly Corso/ferry, boutique units in Queenscliff, Fairlight and Balgowlah, and tightly-held houses across the Beaches where competition is fierce. In this “magnet area,” while premium stock still clears, the unit market is two-speed — boutique/renovated stock outperforms big-scheme investor blocks unless they’re priced right. Our edge is filtering A-grade from “looks good online” and negotiating hard when the numbers stack.

Good properties here rarely linger. With limited supply and strong demand, days on market can be short, and genuine A-grade homes often transact quietly off-market before reaching the portals. That’s why we keep you contract-ready and fully connected to the local community, selling agents, and referral partners — because speed and certainty are crucial to securing the right home without overpaying.

Because we’re transparent, fiercely independent, and focused on securing the right result, not just any result. Clients tell us they value our plain-speaking advice, upfront assessment of risks, and our willingness to say “no” when it matters. That’s why so many Northern Beaches buyers leave five-star reviews — and why you’re welcome to speak directly with them to hear their experience.

Of course. We encourage it. We’ll share recent references so you can ask the tough questions about our communication, negotiation style, and follow-through. It’s the best way to sanity-check that we’re the right fit before you commit.

Because those homes belong to our clients, not us. When someone secures a property, it’s their story to tell — not a marketing trophy for our website. Across the Northern Beaches, many purchases are off-market or pre-market, where discretion and privacy matter. Reputations here travel faster than photos — and it’s your purchase, not ours, that should be celebrated.

We build trust in different ways: by being radically transparent about our process and fees, explaining every recommendation, and inviting you to verify us. Read reviews, ask for references, even pressure-test us. And where it’s appropriate, we’ll share a private, de-identified portfolio or connect you directly with recent buyers.

Buying on the Northern Beaches isn’t just a lifestyle decision — it’s a financial call with real consequences. The big question in 2025: buy now, or hold off?

Here’s the reality. Interest rates have fallen back to 3.6%, buyer confidence is rebounding, and investor activity is climbing again. At the same time, housing supply remains chronically tight. That mix of easier borrowing power and low stock is quietly pushing values higher, not lower. The numbers prove it: after sliding in 2022–23, Northern Beaches prices have stabilised and are now edging back toward their 2021 highs. Forecasts point to steady growth — around 2–4% this year and 4–7% in 2026 for houses, with units tipped to outperform.

So, what does that mean for you? If you’re ready financially and find the right home, acting sooner locks in today’s price and borrowing capacity before competition heats up. Even a modest 5% rise on a $2.5M property adds $125k to the cost. On the flip side, if you’re not financially prepared or your “A-grade” property isn’t on the market yet, waiting is the smarter move. The key is aligning timing with your personal goals, not just the market cycle.

At Sarah Kaye & Co., we tell it straight: the market isn’t crashing. It’s gently rising. The right move depends on your circumstances, not hype.

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Over the next 18 months, some suburbs will sprint ahead while others lag behind. Our analysis dives suburb by suburb to reveal the growth leaders — and the ones you’ll want to approach with caution.

Where’s the upside? Brookvale and Manly Vale are set for a unit boom, fuelled by the B-Line and new zoning reforms. Freshwater, Queenscliff, and North Manly continue to shine thanks to beachside scarcity, while Balgowlah and Fairlight benefit from amenity upgrades and Manly’s prestige halo. Even the Forest suburbs — Frenchs Forest and Belrose — are gathering momentum as families buy into their evolving town centres. These areas are tipped to outperform the regional average, with high-single to double-digit growth possible in quality pockets.

Who might lag? Risk zones like Collaroy and Narrabeen beachfront face rising insurance and climate concerns. Scotland Island and offshore enclaves are lifestyle gems but suffer from thin buyer pools. Older high-density unit blocks in Dee Why and Narrabeen risk stagnation as buyers chase newer stock. And acreage markets like Terrey Hills and Duffys Forest could underperform with limited demand and sensitivity to interest rates.

The Northern Beaches outlook is moderate growth overall – but micro-trends matter. Target the right suburb and you can secure above-average returns while living where you love.

👉 Want the full suburb-by-suburb breakdown with forecasts, risks, and insider tips? Leave your details and email below, and we’ll gladly send you the complete article.

The Northern Beaches market has found its rhythm in 2025. After the volatility of recent years, prices are rising steadily but without frenzy. Year-to-date, median house values are up 7–9%, while units are also climbing thanks to strong rental yields and tight supply. Buyers are back with confidence, but they’re more discerning than during the 2021 boom — and overpriced or B-grade homes still stall.

Houses are leading the charge. Dee Why’s median surged 13% over the past year, while Palm Beach prestige homes have rebounded nearly 37% from their 2024 trough. Manly remains stable at the top end, proving its resilience, while family-friendly suburbs and “value pockets” like Wheeler Heights and Manly Vale are seeing fierce competition.

Units are playing catch-up. With median prices around $995k and rental yields pushing 3–4%, investors are returning in force. Dee Why units sell in under 24 days on average, while Avalon apartments are steadily gaining momentum. With vacancy rates under 2%, the rental market is fuelling both yields and long-term confidence.

The bottom line? The market isn’t overheating — it’s maturing. Forecasts point to another 2–4% growth through the rest of 2025. For buyers, this means acting now could save money as prices keep edging upward. For sellers, it’s proof that the Beaches remain one of Sydney’s most resilient markets.

👉 Want the full Pre-Spring 2025 Market Outlook with suburb spotlights and forecasts? Leave your details and email below, and we’ll gladly send you the complete article.

Good question. Let’s be frank: the selling agent works for the seller – their job is to get the highest price out of you. In a competitive market like the Northern Beaches, going it alone often means paying more or missing out. A buyer’s agent (working for you) evens the playing field. We’ll tell you the truth about a property’s value (even if the seller’s agent won’t), expertly negotiate on your behalf, and ensure you don’t overpay or buy a lemon. Plus, we can unlock opportunities you’d never hear about on your own. In short, we save you money, time, and headaches while making sure you secure the right home, not just any home.

“Off-market” generally means no public campaign; the sale occurs quietly through agent networks. “Pre-market” = a seller is testing price/terms before going live. In tightly held suburbs like the Northern Beaches, these channels matter — owners value privacy, and scarce A-grade homes can transact one-to-one. However, “off-market” isn’t code for “cheap”; quality and leverage still determine the price. Our network helps you see opportunities earlier and judge when to engage — or wait.

Off-market deals can sometimes be exaggerated, so we don’t promise secret unicorns. But the truth is, many of the properties we purchase never hit public listings. Thanks to our strong connections in the Northern Beaches community, agents come to us first with new listings, and locals often let us know about neighbours thinking of selling. We’ve given our clients access to dozens of homes that aren’t on realestate.com.au or Domain. The key is that we know how to spot genuine opportunities from the noise. If a hidden gem is out there, we’ll help you find it – and if not, we’ll make sure you get the best options on the market. No hype, just honest effort and trusted connections working for you.

It's important to find a healthy balance. Many buyers get caught up chasing “secret deals” and overlook fantastic publicly listed properties. A wise strategy is to pursue a dual approach: actively search for top-tier on-market properties while also keeping an eye on select off-market opportunities. On the Northern Beaches, where scarcity influences behaviour, this well-rounded approach helps you maximise your options without paying excessively for the illusion of exclusivity.