Buyers Agent, Lower North Shore
Buying between the harbour and the highway, from Mosman to Lane Cove
The Lower North Shore is not one market. We price the pocket, the building and the block.
- What we do here
- We act only for the buyer, across the Lower North Shore from Mosman to Lane Cove and from Hunters Hill to Chatswood. We search, price, check, negotiate and see the purchase through to settlement.
- Whose side we are on
- Yours. You engage us and you pay us. The selling agent is engaged and paid by the seller, and in NSW no agent can act for both sides of the same sale.
- Who does the work
- Sarah and Mike, the two directors, on every search. Sarah was a selling agent for years before she crossed to the buyer's side; Mike spent twenty years in advisory.
- Off market
- Over 75% of the homes we secure are bought off market or before they reach the portals.
- What it costs
- A fixed fee agreed in writing before we start: $5,500 including GST to engage us, then a success fee that does not change if you buy a dearer home. Our buyers agent fees page sets out what it covers.
- How long it takes
- Most searches take six to eight weeks from brief to a secured home. Some take longer, and we will not hurry you into the wrong one.
- Buying from elsewhere
- Much of our work is for buyers living overseas or interstate who cannot inspect every Saturday. We become your eyes, ears and hands on the ground.
- Accreditation
- Members of REBAA and REINSW. Mike Kaye holds the GAICD from the Australian Institute of Company Directors.
The Lower North Shore property market, in one screen
Three findings from our spring report, taken from the NSW Valuer General's register of every settled sale, with Cotality's suburb estimates for detail. They are not what the headlines say, and they are the reason we price every home on its own pocket.
What the typical winter seller made on the price they paid. Two in five sold for less. A year earlier the typical gain was 11 per cent.
Register, the same homes resold after an 18-month to five-year hold, contracts June to August 2026, 19 suburbs.
Mosman house values against Chatswood's over the year to August. The harbour fell hardest; the Chatswood side barely moved. One district, two markets.
Cotality median house value estimates, August 2026 against August 2025.
Sales above $10 million, contracted January to August 2026. Each of the four years before had between 27 and 37.
Register, settled by mid-September 2026.
What that means for how you buy
- Price the pocket, not the region. Harbour or Chatswood side, house or unit, which building and which block: each moves the price more than any regional average. We price every home from recorded sales of comparable homes around it.
- Expect fewer homes than the calendar suggests. Most owners who bought in 2024 are staying put unless they have to move, so spring supply is thin. The good homes still sell. Have your finance, brief and checks ready before they appear.
- At the top, patience pays. Above $10 million there are few sellers and few buyers. That rewards preparation and quiet negotiation more than speed.
Read the full Lower North Shore house prices report for spring 2026, or see how the Lower and Upper North Shore compare.
Which Lower North Shore buyer are you?
The same district asks different things of different buyers. These are the four we meet most often.
Your first home, or a unit
Unit sale prices here have sat between about $1.25 million and $1.28 million for four years, and Cammeray and Wollstonecraft units sell in under a month. The work is in the building: strata records, levies, defects and what the owners' corporation has planned.
Upsizing to a family house
The house you want has lost more value than the flat you would sell, but your flat is slower to sell than it was. Sell first or buy first is a real question here. We help you do the sums and time the move.
Harbourside and the top end
Most of the district's sales above $6 million happen in Mosman, Northbridge and Hunters Hill, and the market above $10 million is thin and quiet. We run these searches privately, with more director time and a fee agreed with you in writing.
Buying from overseas or interstate
We inspect in person, send video and notes the same day, run every check and bid on your instructions, on your time zone. Some clients first walk through the door at settlement.
Lower North Shore suburbs and prices
The middle of what actually sold in each suburb over the year to August 2026. Open a suburb for our guide to its streets, schools and prices.
The harbour and Mosman
| Suburb | House median | Unit median |
|---|---|---|
| Mosman | $5.34m | $1.40m |
| Cremorne | $4.10m | $1.41m |
| Neutral Bay | $2.85m | $1.35m |
| Cammeray | $3.67m | $1.30m |
| Kirribilli | $4.20m* | $1.48m |
| Milsons Point | – | $2.40m |
| North Sydney | $3.67m | $1.20m |
| Wollstonecraft | $5.00m* | $1.35m |
Middle Harbour
| Suburb | House median | Unit median |
|---|---|---|
| Northbridge | $5.32m | $1.21m |
| Castlecrag | $4.59m | – |
The Lane Cove River
| Suburb | House median | Unit median |
|---|---|---|
| Lane Cove | $3.15m | $0.96m |
| Longueville | $4.50m | – |
| Northwood | $6.47m* | – |
| Hunters Hill | $4.46m | $1.07m |
Chatswood and the rail corridor
| Suburb | House median | Unit median |
|---|---|---|
| Chatswood | $3.44m | $1.17m |
| Willoughby | $3.88m | $1.50m |
| Artarmon | $3.62m | $1.10m |
| St Leonards | – | $1.20m |
| Crows Nest | $2.73m | $1.03m |
Median sale price from the NSW Valuer General register: arm's-length residential sales of $400,000 and above, contracts September 2025 to August 2026. * Fewer than 20 sales: read as a direction, not a number. – Fewer than five sales. Cotality values and days on market for every suburb are in the spring 2026 report. Updated each spring and autumn.
You deal with the directors, not a junior
Sarah Kaye
Our Founder was a selling agent before she moved to the buyer's side. She knows how the other side works because it used to be her job, and she will tell you when a property is wrong for you.
Mike Kaye
Our Co-Founder spent twenty years in advisory, as a Global Partner at Accenture, and holds the GAICD. He runs the register analysis behind every price we put to you, including the figures on this page.
What clients say when it is over.
“Sarah has some profound knowledge of our local area here on the Northern Beaches and North Shore. Data driven and experience in the industry sarah and her team have been an invaluable source of information for me”
Alan Bowers · January 2026
“We already own a property on the North Shore, and we selected them because they are a leading buyers agent across both the North Shore and Northern Beaches.”
Julia Chen · February 2026 · North Shore owner
“For our entire search we never felt pressured or out of control of the process - Sarah and Mike were with us 100% of the way.”
Dean Jones · May 2026
How we buy on the Lower North Shore
- 1
Brief
We start by listening: suburbs, budget, the way you want to live, deal-breakers. If the brief and the budget do not meet, we say so first.
- 2
Search
On market and off, through the selling agents we deal with every week across the Lower North Shore.
- 3
Price and check
Every price from recorded comparable sales. Strata records, building and pest, the contract, and zoning, including the Low and Mid-Rise changes.
- 4
Secure and settle
We negotiate or bid to a limit you set, then manage everything through to settlement.
One fixed fee, agreed in writing before we start and not a percentage of the price. What it covers is set out on our buyers agent fees page.
Lower North Shore buyers agent questions
What people ask us before they buy on the Lower North Shore, answered plainly.
What does a Lower North Shore buyers agent do?
A Lower North Shore buyers agent acts only for the buyer. We take your brief, search on and off market, inspect and shortlist, price each home from recorded sales of comparable homes nearby, run the checks (contract, strata, building and pest, zoning), negotiate or bid at auction to a limit you set, and manage everything through to settlement. Sarah and Mike do the work themselves.
Which suburbs are on the Lower North Shore?
There is no official boundary. Most people mean the harbour and river suburbs of the North Sydney, Mosman, Willoughby, Lane Cove and Hunters Hill council areas: Mosman, Cremorne, Neutral Bay, Cammeray, Kirribilli, Milsons Point, North Sydney, Wollstonecraft, Crows Nest, St Leonards, Northbridge, Castlecrag, Chatswood, Willoughby, Artarmon, Lane Cove, Longueville, Northwood and Hunters Hill. Roseville and the suburbs north of it are usually counted as the Upper North Shore.
What are the most expensive suburbs on the North Shore?
On the Lower North Shore, Cotality's August 2026 estimates put Mosman highest for houses at $5.15 million, followed by Longueville at $4.88 million and Northbridge at $4.67 million. By actual sales over the year to August, Northwood, Mosman and Northbridge had the highest median house prices, though Northwood rests on fewer than 20 sales. Our Upper North Shore spring report covers Wahroonga, Pymble and the suburbs around them.
Are Lower North Shore house prices falling?
Over the year to August 2026 they eased, and unevenly. Cotality has house values down 14 per cent since September and unit values down 7, most of it since February. The register's median house sale across 19 suburbs slipped only 2 per cent, from $4.12 million to $4.03 million. The harbour suburbs fell furthest; Chatswood was flat. Our spring report sets out every suburb.
How much does a buyers agent cost on the Lower North Shore?
Buyers agents charge either a percentage of the price or a fixed fee. We charge a fixed fee, agreed in writing before we start: an engagement fee, then a success fee that does not change with the price you pay. It is the same on the Lower North Shore, the Upper North Shore and the Northern Beaches, and our fees page sets out what it covers.
How do buyers agents find off-market property?
Mostly through selling agents. Many have owners who would sell quietly, before a campaign or without one, and they call the buyers agents they trust to bring a ready, qualified buyer. Over 75% of the homes we secure are bought off market. Off market is not automatically a bargain, so we price those homes as carefully as any other.
Is a buyers agent worth it on the Lower North Shore?
It depends on the gap between what you know and what the selling side knows. Here the gap is often wide, because prices move by pocket, building and block rather than by suburb, and strata quality varies a great deal. If you know the street and the building well and can inspect every week, you may not need us, and we will say so.
Do you buy for clients living overseas or interstate?
Yes, often. We inspect in person, send video and notes, run the checks, and negotiate or bid on your instructions. Some clients first see the home in person at settlement.
Lower North Shore research, from the register
Buying further up the line? Our Upper North Shore buyers agents page covers Roseville to Wahroonga. For choosing between the two, see our North Shore buyers agents overview.
Buying on the Lower North Shore? Talk to us first.
Thirty minutes on Zoom with Sarah or Mike, free. Tell us the pocket, the budget and the timing, and we will tell you plainly how we would approach it, or whether you need us at all.
Book a Zoom callPrefer to write? Send your brief through the contact page, or call 1300 500 053.