Grant Matterson

Whales, Winter Markets and a Festival on the Way

Grant Matterson — Fri, 12 Jun 2026 03:55:54 GMT

Sources and Further Reading

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or

(Simply send me a text to 0438 261 600 with your details)

In a shifting market, the right price is everything. I offer a free, no-obligation appraisal with honest local advice and no pressure. Just reply to this email or give me a call.

Talk soon,

Grant Matterson

Licensed Real Estate Agent | LJ Hooker Narrabeen

Narrabeen, North Narrabeen, Elanora Heights, Collaroy, Mona Vale

gmatterson@ljhnarrabeen.com.au 0438 261 600

This Beaches Brief is general information only and not financial or property advice. Figures are sourced from the RBA, CoreLogic, Domain, htAG and Northern Beaches Council and can change. Always seek advice tailored to your situation before acting.

Grant’s Northern Beaches Update - 29 May 2026

Grant Matterson — Fri, 29 May 2026 00:14:45 GMT

LJ Hooker Narrabeen

Grant’s Northern Beaches Update

Friday 29 May 2026

Welcome back to your weekly update. It has been a big fortnight on rates, so this week I want to cut through the headlines and tell you what it actually means for your place and your plans. Grab a coffee. Here is where the market sits.

Sydney’s auction clearance rate came back to 64.2% for the week to 23 May, up from 61.4% the week before, though still well under the 74.7% it ran at this time last year. Sydney dwelling values eased 0.3% for the week and 0.7% for the month, but remain 3.1% higher than a year ago. (Cotality via Property Update, Domain)

Add the property tax changes from the 2026-27 Federal Budget and you have a more cautious, negotiation-led market. Buyers have more room to move, and private treaty is being favoured over auction in a lot of pockets.

Where the median sit

Suburb House median (12 mth)
Narrabeen - $2.9 M
North Narrabeen - $2.13M
Collaroy-$3.78M
Elanora Heights-$2.535M
Warriewood-$2.38M
Northern Beaches (typical house)-$3.0M

These are rolling 12-month medians and they move on small sale numbers, so treat them as a guide rather than a valuation.
North Narrabeen homes are taking around 42 days to sell.
(CoreLogic via YIP, PropertyValue, htag)

Three rate rises in a row have changed the mood, no question. Borrowing costs are up, clearance rates have softened, and buyers are taking their time. Here is the part the national headlines miss: the Northern Beaches does not move like the averages. Lifestyle and prestige stock in tightly held pockets like Collaroy and Narrabeen is still drawing strong buyers, especially downsizers and interstate families who are far less rate-sensitive. What has changed is that presentation and pricing now do the heavy lifting. A well-prepared, sensibly priced home still sells well. An optimistic price in this market just sits, and sitting costs you. If spring is your plan, the groundwork starts now.

Out and about this fortnight

Manly Food, Wine and Sustainability Festival, first weekend of June (6 and 7 June) on the Manly beachfront. One of Sydney’s biggest community food and wine weekends. (Manly Australia)

Narrabeen Lakes Sailing Club presentation night, Sunday 14 June at Narrabeen Beach Surf Life Saving Club. Prize giving, raffles and a DJ. (Pittwater Online News)

Rise Manly, 19 to 28 June. Live street performances, light installations and artworks across the Corso and laneways. (NSW Events)

Whale watching season has started, with the headlands from North Head to Long Reef among the best vantage points. (Northern Beaches Council)

Around the neighbourhood

North Narrabeen SLSC upgrades begin. Work starts in early June on a new meeting space for the Boardriders Club, an expanded kitchen and refreshed interiors, deck and BBQ area, funded by Council and the NSW Office of Sport. The club has looked after our beach since 1912. (Northern Beaches Council)

New facility planned at Jamieson Park. Council has lodged a development application for a new community facility at Jamieson Park on Narrabeen Lake. (Northern Beaches Council)

Have your say on Pittwater. Council is seeking community feedback on the draft Pittwater Waterway Coastal Management Plan. Worth a look if you live near the water. (Northern Beaches Council)

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or

(Simply send me a text to 0438 261 600 with your details)

In a shifting market, the right price is everything. I offer a free, no-obligation appraisal with honest local advice and no pressure. Just reply to this email or give me a call.

Talk soon,

Grant Matterson
Licensed Real Estate Agent | LJ Hooker Narrabeen
Narrabeen, North Narrabeen, Elanora Heights, Collaroy, Mona Vale
gmatterson@ljhnarrabeen.com.au 0438 261 600

Grant’s Northern Beaches Update is general information only and not financial or property advice. Figures are sourced from the RBA, Cotality, Domain, CoreLogic and Northern Beaches Council and can change. Always seek advice tailored to your situation before acting.

LJ HOOKER NARRABEEN Grant's Northern Beaches Update Friday, 22 May 2026 | Your Local Property Pulse

Grant Matterson — Fri, 22 May 2026 00:23:35 GMT

Source: RBA Media Release 2026-12, 5 May 2026 (May rate decision, 4.35%)

Source: RBA Media Release 2026-08, 17 March 2026 (March rate decision, 4.10%)

Source: RBA 2026 Monetary Policy Decisions overview

You are receiving this because you subscribed to Grant’s Northern Beaches Update.

Happy Mother's Day 🌸

Grant Matterson — Fri, 08 May 2026 00:01:48 GMT

🏡 Property Market Pulse

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or

(Simply send me a text to 0438 261 600 with your details)

Thanks,

Grant Matterson

Grant Matterson | Licensed Real Estate Agent & Accredited Auctioneer

LJ Hooker Narrabeen | 1/1-7 Lagoon Street, Narrabeen NSW 2101

The Northern Beaches Brief

Grant Matterson — Fri, 01 May 2026 04:09:19 GMT

Thinking about your next move?

Contact Grant Matterson at LJ Hooker Narrabeen for all your real estate needs any time. Twenty-five years on the Northern Beaches, straight talking advice, backed by the data above.

Call Grant Now · 0438 261 600

or email gmatterson@ljhnarrabeen.com.au

Grant Matterson

Licensed Real Estate Agent · Accredited Auctioneer

LJ Hooker Narrabeen · 1/1-7 Lagoon Street, Narrabeen NSW 2101
0438 261 600 · gmatterson@ljhnarrabeen.com.au
Rate My Agent: Narrabeen Agency of the Year 2021, 2022, 2023, 2024

The June Report covers transactional activity for April 2026 across postcodes 2097, 2101 and 2102. High and low values are drawn from settled and reported sales, advertised rents, and listing data current at month end. Property addresses are shown to street level only.

Primary sources: Cotality (CoreLogic) HVI · NSW Valuer General · RBA Statement on Monetary Policy · OpenAgent Northern Beaches Forecast · YourInvestmentPropertyMag · HtAG Analytics · RateMyAgent · PIPA National Market Update · SQM Research · Domain Research · Northern Beaches Council · ABS. Data is indicative and may vary. This newsletter is for informational purposes only and does not constitute financial advice. Always seek independent professional advice before making property decisions.

THE NORTHERN BEACHES BRIEF

Grant Matterson — Fri, 17 Apr 2026 05:52:34 GMT

Your weekly wrap of local news, events and property pulse

Friday, 17 April 2026

Hello and welcome to this week’s Beaches Brief.

ANZAC Day lands next Saturday and it’s shaping up to be one of the biggest commemorative weekends of the year across the peninsula. We’ve got the service times and locations below, plus fresh news on the Long Reef boardwalk reopening, a local bike shop story worth celebrating, and your property market snapshot at the end.

Bookmark this one, grab a coffee, and let’s get into it.

🪖 ANZAC Day 2026: What’s Happening Locally

Saturday 25 April is ANZAC Day. This year marks important commemorations across the Northern Beaches, with dawn and dusk services running from Manly Dam right up to Palm Beach. Here are the key ones in our core patch:

ANZAC Day remembrance. We will remember them.

Narrabeen - RSL ANZAC Village Dawn Service

Saturday 25 April, arrive 5:45am for 6:00am start. At the Cenotaph, RSL LifeCare War Vets, 90 Veterans Parade (enter via Edgecliffe Boulevard). Community breakfast from 6:40am for a donation to RSL LifeCare. At 7:30am, three ex-Army Land Rovers and a taxi cavalcade carrying veterans will depart for the Sydney CBD March.

Collaroy - Beach Dusk Remembrance Service

Saturday 25 April, 5:00pm start on Collaroy Beach, hosted by Collaroy RSL Sub-Branch. From 12:00pm, members’ beachfront game of Two-Up at The Beach Club Collaroy, Arlington Hall, 1058 Pittwater Road.

Dee Why - Dawn Service

Saturday 25 April, 5:30am start at Dee Why Beach, The Strand. Hosted by Dee Why RSL Club. Bacon and egg rolls from 6:30am (proceeds to local veterans), Two-Up from 12:00pm in the Showroom.

Mona Vale - Pittwater RSL Dawn Service

Saturday 25 April, 5:20am start at the Lower Cenotaph, Pittwater RSL car park, 82 Mona Vale Road. Breakfast in the Club from 6:30am. Two-Up outdoors on The Deck from 1:00pm.

Manly - Three Services

Saturday 25 April. Pre-dawn service at Manly Dam at 4:25am (arrive 4:00am). Dawn service in front of Manly Town Hall at 5:30am (arrive 5:15am). Commemorative service at Manly War Memorial at 11:00am (arrive 10:40am).

Full list of Northern Beaches ANZAC Day services →

🥾 Long Reef Boardwalk Reopens

Good news for the walking and whale-watching crowd. The Long Reef boardwalk, hammered by storm surges back in April 2022, has officially reopened after a $2.1 million upgrade announced last week by Wakehurst MP Michael Regan.

The Long Reef walk: sweeping views of 230-million-year-old chocolate shales.

Around 110 metres of boardwalk and bridge has been replaced and realigned further inland for better storm resilience, plus a 20-metre beach access ramp has been upgraded. The project was partly funded by a $500,000 NSW Government grant from the Crown Reserves Improvement Fund.

The walk runs from the Long Reef Headland lookout down to Long Reef Surf Life Saving Club, taking in panoramic views of the 230-million-year-old red claystone cliffs (the ‘chocolate shales’ the locals call them). Perfect autumn morning stroll territory.

Full story →

🛍️ This Weekend’s Markets

A few great market options running on and around the Beaches this weekend. Worth a stroll even if you’re not buying.

Fresh produce at the weekend markets.

Beaches Farmers Market - Every Friday

Every Friday, 8:00am to 1:00pm, at Rat Park Stadium, 1472 Pittwater Road, North Narrabeen. Parking on Walsh Street. Fresh produce, artisan goods, fashion and ready-to-eat food.

Berry Reserve Market - Narrabeen Lagoon

A boutique market along the picturesque bank of Narrabeen Lakes. Held on the 3rd Sunday of each month, 9:00am to 3:00pm, at Berry Reserve, 1417 Pittwater Road, Narrabeen. Next market: Sunday 19 April 2026. Arts, crafts, plants, fresh food and some quality bric-a-brac.

Manly Markets - Every Weekend

Sydney Road, Manly. Every Saturday and Sunday. A Beaches institution. Fresh food, emerging designers, artisans.

Full market guide from Council →

🚲 Local Business Spotlight: Northern Beaches Cycles

Loved this story in the Northern Beaches Advocate this week. Adrian and Jessica Band, owners of Northern Beaches Cycles at North Narrabeen, are celebrating their 23rd year in business, while corporate bike chains around them are folding under the weight of cheap online imports.

The independents are winning the service war.

Their edge? The thing local businesses have always had. Advice, service, and knowing the customer. My Bike at Narrabeen is closing, 99 Bikes Brookvale is one of the few corporate survivors, and yet the independents like Adrian and Jess are thriving.

Adrian started at age 13 picking up discarded bikes from council clean-ups, repairing them, and selling them through ads in the Trading Post. He left school early, worked at the old Dee Why bike shop on the beachfront at The Strand, then at Belrose, then bought the Belrose shop at 20. The Northern Beaches entrepreneur’s playbook, right there.

Full story in the Advocate →

👧 School Holidays: Things for the Kids

School holidays are still running for another week on the Beaches and Council has a solid program of kids’ activities on. A few worth flagging:

Rockpool Discovery at Pelican Path, North Narrabeen

Saturday 25 April, 9:30am to 11:30am. Coastal Environment Centre, Lake Park Road, North Narrabeen. Low tide reveals an amazing world. Kids (and parents) can explore the rockpools with the CEC team.

Seed Bomb Workshop at Avalon

Join artist and plant scientist Erika Watson for a creative ‘get grubby’ workshop making your own seed bombs. Avalon Creative Space, 32 Old Barrenjoey Road, Avalon Beach.

Full school holidays programme →

🏡 Property Market Pulse

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or

(Simply send me a text to 0438 261 600 with your details)

The National Picture. ANZ Research’s April 2026 update has forecast Sydney dwelling prices to dip 0.7% across 2026 before recovering to 2.6% in 2027. The RBA cash rate sits at 4.35%, which fully reverses the 75 basis points of cuts made through 2025 and keeps monetary policy in restrictive territory.

But headline forecasts don’t tell the local story. The Northern Beaches remain a supply-constrained outlier, with stock tracking around 18% below the five-year average and vacancy rates close to 1.1% (compared to the 3% equilibrium benchmark).

Core Suburbs at a Glance

Rolling 12-month data to early 2026:

Source: CoreLogic/Cotality via YourInvestmentPropertyMag, updated Feb/Mar 2026. DOM = days on market.

What I’m Seeing On The Ground

1. Quality houses priced well are still moving in the 30-40 day range. Warriewood is a standout at 35 days. Mid-tier houses priced for 2024 peaks are stalling at 60+ days.

2. Unit yields are universally outperforming houses. Warriewood units lead at 3.67%, followed by Narrabeen at 3.40%. If you’re an investor looking for cashflow, that’s where the numbers work.

3. Downsizer demand is real. I’m seeing steady enquiry from 55+ locals looking to move from the family home into a well-located three-bed unit near the beach. Collaroy and Narrabeen lead on that interest.

THINKING OF SELLING OR APPRAISING YOUR HOME?

Give me a call for a no-obligation chat about your property’s value.

M: 0438 261 600 | gmatterson@ljhnarrabeen.com.au

That’s it from me this week. If you enjoyed this edition, forward it to a neighbour or mate. And lest we forget, please pause with me next Saturday morning to honour those who served.

Thanks,

Grant Matterson

Grant Matterson | Licensed Real Estate Agent & Accredited Auctioneer

LJ Hooker Narrabeen | 1/1-7 Lagoon Street, Narrabeen NSW 2101

Easter Edition Northern Beaches Life

Grant Matterson — Thu, 02 Apr 2026 19:45:37 GMT

Northern Beaches Life

Hi everyone,

Happy Easter from the Northern Beaches.

Tomorrow Good Friday kicks off one of my favourite long weekends of the year. The autumn air is settling in, the light is turning that golden afternoon colour it only gets at this time of year, and the beaches feel a little more magical when the rush of summer is behind us.

I have rounded up everything happening across our patch this Easter so you and the family know exactly where to be and when.

Let’s get into it.

Grant

EGGS BY THE LAKE: THE BIG ONE

If you are doing one thing this Good Friday, make it this.

Eggs by the Lake kicks off at 11am on April 3 and this year they have set up over 10,000 Easter eggs across the grounds. Add old school games, food vans, live music and a genuinely brilliant community atmosphere, and you have got yourself a perfect Good Friday morning.

This is the Northern Beaches doing what it does best: getting families together in a beautiful spot and having a seriously good time.

Pack some sunscreen. Get in early. You will not regret it.

Source: Northern Beaches Living Easter Events Guide

Q STATION EASTER EGG HUNT: NORTH HEAD, MANLY

If you want something a bit more special this Easter Saturday, the Q Station egg hunt at North Head is hard to beat.

One of Sydney’s most historic locations, perched right above the harbour with views that will stop you in your tracks. Sessions run from 10:30am through to 3pm on Saturday 4 April, with bookings at 10:30am, 11:00am, 11:30am, 12:00pm and 12:30pm.

Tickets are $20 for kids and $25 for adults. All tickets include a drink, and the kids’ tickets come with the egg hunt and a treat.

Book ahead because sessions fill up fast.

Source: Sydney Expert Easter Guide 2026

GOLDEN RIDGE ANIMAL FARM: TERREY HILLS

For the little ones, the Golden Ridge Animal Farm petting zoo is back at The Palms Pavilions in Terrey Hills on Easter Saturday. Running 2pm to 4pm on April 4. Free entry, $5 feed buckets. Based at 18 Myoora Road, Terrey Hills.

Simple, wholesome, and the kind of afternoon that kids remember for years.

EASTER SUNDAY: THE BUNNY IS COMING TO HARBORD DIGGERS

Easter Sunday at Harbord Diggers includes a visit from the Easter Bunny plus face painting and the usual great family vibes. And up at Pittwater RSL: Disney movies, free popcorn and ice blocks, and family Pickleball from 11am. Perfect for the whole crew.

THE BEACH IS CALLING

One thing I always tell buyers when they are making the call on the Northern Beaches: come back in autumn.

Summer gets all the attention. And rightly so. But April on the Beaches is something else entirely. The crowds ease, the water is still warm from summer, the light goes golden by mid-afternoon, and the whole place just breathes out.

If you have been sitting on the fence about making a move here, come for a drive this Easter weekend. Take the coastal walk from Manly to Spit Bridge. Park at Narrabeen and walk the lagoon. Grab breakfast around Collaroy and watch the Easter Sunday morning unfold. This is what you would be buying into.

A WORD ON THE MARKET

The Northern Beaches has been quietly outperforming the broader Sydney market all year. While Sydney averaged around 55% clearance last weekend, the Northern Beaches was sitting in the mid-70s. That gap tells a story: buyers are choosing lifestyle, community and long-term value.

If you are thinking about selling in the next few months, Easter weekend is a quieter period for listings but a strong one for buyer intent. The people out here over Easter are often seriously considering a move.

If you want to know what your property is worth in this market, I am always happy for a no-pressure conversation.

Property Corner

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or
(Simply send me a text to 0438 261 600 with your details)

Grant Matterson
Licensed Real Estate Agent
LJ Hooker Narrabeen
0438 261 600 | gmatterson@ljhnarrabeen.com.au
1/1-7 Lagoon Street, Narrabeen NSW 2101
LJ Hooker Narrabeen: Agency of the Year 2021, 2022 and 2023

From my family to yours: Happy Easter. Enjoy every moment of this incredible long weekend on one of the best stretches of coastline in the world.

Your Weekend Starts Here

Grant Matterson — Fri, 27 Mar 2026 05:58:24 GMT

Northern Beaches community, events and property

Friday, 27 March 2026

Northern Beaches, Sydney

Happy Friday, neighbours. The sun is out, the weekend is packed, and there is plenty to get out for on the Northern Beaches. Below you will find everything worth knowing this weekend, plus a quick read on what is happening in the property market right now. Grab a coffee and enjoy.

This Weekend

What’s On Around the Northern Beaches

From free cinema nights to farmers markets and beach carnivals, there is something for everyone this weekend.

Free Event

Free Open Air Cinema at Cromer

Northern Beaches Council is screening The Bad Guys 2 at a free outdoor cinema in Cromer this Saturday evening. Pack a picnic blanket, grab some food from a local spot on the way, and settle in for a great family night under the stars. No tickets needed, no cost involved. Just a really lovely way to spend a Saturday evening with the people you love. Link Here

When: Saturday 28 March, evening | Where: Cromer | Cost: Free

Weekend Markets

Manly Markets, The Corso

A Northern Beaches institution. Every Saturday and Sunday, the Corso and waterfront at Manly transforms into a buzzing marketplace of local art, handmade goods, fresh produce, jewellery, ceramics, and much more. Come for the market, stay for a long lunch by the water. It is one of those mornings you never plan to spend three hours at and somehow always do. Link here

When: Saturday 28 and Sunday 29 March, morning | Where: The Corso, Manly | Cost: Free entry

Every Friday

Beaches Farmers Market Fresh local produce, baked goods and specialty foods at North Narrabeen every Friday from 8am to 1pm. Link Here

All March

Junior Beach Carnivals Junior surf lifesaving carnivals continue this weekend at North Narrabeen, Collaroy, and Warriewood. Link Here

Wrapping Up This Month

Seniors Festival Across the Northern Beaches

Northern Beaches Council’s Seniors Festival has been running all March with workshops, activities, and community gatherings at venues across the region. This is your last week to take part. Check the Council event calendar for what is still on near you at northernbeaches.nsw.gov.au.

Local Stories

From Around Our Community

A couple of stories from the Northern Beaches worth reading this week.

Community

Northern Beaches Women Honoured at NSW Women of the Year 2026

Several Northern Beaches women, including one remarkable local girl, have been recognised at the NSW Women of the Year 2026 awards. It is a proud moment for a community that continues to produce incredible, inspiring people. Full story at Manly Observer. Full Story Here

Narrabeen Lakes

Narrabeen Lakes Boutique Market, Every Third Sunday

There is a beautiful boutique market on the banks of Narrabeen Lakes on the third Sunday of each month, from 9am to 3pm. A quieter, more relaxed alternative to the Manly Markets and well worth an autumn morning. Perfect for a walk around the lake afterwards. Link Here

Property Corner

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or
(Simply send me a text to 0438 261 600 with your details)

What’s Happening in the Market Right Now

The key things Northern Beaches buyers and sellers need to know this week.

Breaking News

RBA Raises Cash Rate to 4.10% in March

The Reserve Bank of Australia has moved the official cash rate to 4.10% this month, with CommBank, Westpac, NAB and ANZ lifting variable home loan rates by 25 basis points. Variable rates now sit between 5.08% and 5.79% depending on the lender and borrower profile. If you are on a variable loan, check with your bank. If you are thinking about buying, now is a good time to get your pre-approval sorted before any further movement.

2026 Forecast

Sydney Prices Tipped to Rise 7% Toward $1.92M Median

Despite the rate environment, Sydney house prices are forecast to rise by 7% in 2026, pushing the median toward $1.92 million. Analysts expect 2026 to split into two distinct halves, with stronger price growth in the first half and rate cuts anticipated later in the year. Northern Beaches properties are well-positioned to outperform.

Supply Watch

More Listings Coming, Demand Holding

Stock levels are beginning to lift across Sydney as more sellers test the market. Buyer demand has held above average despite affordability pressures. Rental supply remains tight, and Domain forecasts rent growth to pick up in Sydney through 2026. For investors, the fundamentals on the Northern Beaches remain strong.

Grant’s Take

“The rate rise adds pressure, but the Northern Beaches market has always proven resilient. We cleared 75% of auctions the week of 21 March, the strongest rate of any Sydney region. What I am seeing on the ground is serious buyers who have done their research and are not waiting. If you are a seller thinking the window is closing, it is not. But if you are a buyer sitting on the fence, the second half of this year will bring more competition as rates ease. The best moves are made before the crowd arrives.”

Grant Matterson, LJ Hooker Narrabeen

Thinking about selling, buying, or just want to know what your Northern Beaches property is worth right now? A free, no-obligation appraisal takes 30 minutes.

Book a Free Appraisal

Or call me on 0438 261 600 anytime.

Have a wonderful weekend on the beaches. Get out and enjoy it. I will see you in the community.

Grant Matterson — Licensed Real Estate Agent | Diploma of Real Estate | Accredited Auctioneer
LJ Hooker Narrabeen | 1/1-7 Lagoon Street, Narrabeen NSW 2101
0438 261 600 | grant@grantmatterson.com
Rate My Agent: Narrabeen Agency of the Year 2021, 2022 & 2023

THE BEACHES BRIEF Week of 20 March 2026

Grant Matterson — Fri, 20 Mar 2026 03:55:11 GMT

Big week on the Beaches. The RBA dropped another rate hike on us today, interest rates are now at 4.10%, and while that will get people talking, there is plenty of other good news to share from across the Northern Beaches this week. From a charity hike along our coastline to exciting local news stories, community events and a look at what the property market is doing, let’s get into it.

As always, if this was forwarded to you and you would like to subscribe, just hit reply and I will add you to the list.

THIS WEEK IN BRIEF

• RBA hikes rates again - cash rate now 4.10%
• Coastrek Sydney: 20km to 50km hike along our coastline this Friday 27 March
• Northern Beaches Hospital transitioning to full public ownership April 2026
• Seniors Festival running all March - activities across the LGA
• Open Air Cinema at Cromer this Friday 28 March - The Bad Guys 2
• Northern Beaches Adventure Race on Saturday 21 March - trail run, kayak and bike
• Out Front 2026 HSC Visual Arts exhibition on now at Manly Art Gallery until 5 April

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or
(Simply send me a text to 0438 261 600 with your details)

NORTHERN BEACHES NEWS

🏥 Northern Beaches Hospital Goes Fully Public

After years of community campaigning, Northern Beaches Hospital officially transitions to full public management in April 2026. An additional 5,000 surgeries per year will be unlocked through a new Planned Surgery Centre covering ophthalmology, orthopaedics, ENT and more. Private services continue until June 2027, and more than 1,800 staff have been offered NSW Health roles. A significant win for the Northern Beaches community.

Source: NSW Government | Manly Observer

🏄 Mona Vale SLSC’s Skye Rose Honoured as Local Woman of the Year

Mona Vale Surf Life Saving Club’s Skye Rose has been recognised as a local woman of the year for building the ‘Kickability’ program - an inclusive nippers program designed for children living with disabilities. Her son Dane, 17, who has autism, inspired the initiative after mainstream AFL proved too intense. A reminder of the extraordinary community spirit that makes the Northern Beaches unique.

Source: Northern Beaches Advocate | Pittwater Online News

⚠️ NSW Health Measles Warning for Northern Beaches Locations

NSW Health has issued warnings following a measles outbreak that includes a number of Northern Beaches locations. If you or your family have not been vaccinated, now is the time to check with your GP. Details of affected locations are available via NSW Health.

Source: Northern Beaches Advocate - March 16, 2026

🏗️ Council Rejects Ingleside Planning Proposal

Northern Beaches Council has rejected the Planning Proposal for land at Wilson Avenue, Wilga Street, and Powderworks Road in Ingleside following a thorough review. The decision reflects the council’s ongoing commitment to ensuring development aligns with community expectations and infrastructure capacity.

Source: Northern Beaches Council - Latest News

🚖 Future of Manly Cabs in Doubt

The future of Manly Cabs is uncertain after administrators ordered all cars off the road this week. The company has been a fixture of local transport for decades. Residents are advised to plan alternative transport in the short term while the situation is assessed.

Source: Northern Beaches Advocate - March 14, 2026

🏠 37 New Social Homes at Former Queenscliff Health Centre Site

37 new social homes are planned for the former Queenscliff Health Centre site, with priority given to women over the age of 55. The development forms part of a broader government push to address housing supply shortfalls and provide secure housing for vulnerable residents on the Northern Beaches.

Source: Pittwater Online News - March 2026

Source: Northern Beaches Council Event Calendar
Source: Manly Observer Whats On

Source: CoreLogic / Your Investment Property Magazine - Narrabeen 2101
Source: OpenAgent - Northern Beaches Property Market 2026
Source: SQM Research - National Vacancy Rates
Source: SBS News - RBA March 2026 Rate Decision

Get Your Free Property Appraisal →

Or call me directly on 0438 261 600 for a confidential chat.

Want more insights between newsletters? Subscribe to my Substack for deeper dives into market trends and local stories: www.grantmatterson.com

Data sourced from CoreLogic, OpenAgent, RBA, ABS, PropertyValue.com.au, YourInvestmentPropertyMag, HtAG Analytics, RateMyAgent, and Northern Beaches Council. Market data is indicative and may vary. This newsletter is for informational purposes only and does not constitute financial advice. Always seek independent professional advice before making property decisions.

Northern Beaches Market Report - March 2026 What the Numbers Are Saying Right Now

Grant Matterson — Fri, 13 Mar 2026 03:17:56 GMT

Northern Beaches Market Report - March 2026

What the Numbers Are Saying Right Now

Suburb Spotlight

Median House Prices March 2026

Suburb Median House Annual Change Narrabeen $4.40M Stable North Narrabeen $2.10M –5.4% Collaroy $3.78M +2.2% Elanora Heights $2.55M +6.9% Warriewood $2.51M +5.5%

Medians based on most recent 12-month sales data. Sources: PropertyValue.com.au, HTAG, OpenAgent.

Elanora Heights is quietly the standout up nearly 7% year-on-year, excellent value relative to neighbours, B-Line connected, and within the Narrabeen Lakes catchment. Worth watching. Collaroy continues to command a premium for beachfront product. Warriewood is benefiting from family-friendly infrastructure and newer housing stock driving solid capital growth.

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

What’s On This Weekend

Sat 14 March 2026 Seniors Festival (Ongoing) Running all March across Northern Beaches venues. Activities, workshops, and community gatherings for seniors. northernbeaches.nsw.gov.au →

Sat 14 March — Manly Markets, Corso & Waterfront Every weekend along the Corso local produce, art, and handmade goods. A Northern Beaches institution. manlyaustralia.com.au →

Sat 21 March Sydney Northern Beaches Adventure Race Trail running, kayaking, mountain biking and navigation across the NB. One week away register now. northernbeaches.nsw.gov.au →

All March SLSSNB Junior Carnival Season Junior beach carnivals at clubs across the NB North Narrabeen, Warriewood, Collaroy and beyond. surflifesaving.net.au →

Community News

🏥 Northern Beaches Hospital Goes Public July 2026 After years of community campaigning, Northern Beaches Hospital transitions to full public management on 1 July 2026. An additional 5,000 surgeries per year will be unlocked through a new Planned Surgery Centre covering ophthalmology, orthopaedics, ENT and more. Private services continue to June 2027, with 1,800+ staff offered NSW Health roles. Source: Manly Observer · NSW Government

🏄 Mona Vale’s Skye Rose Recognised for Inclusive Nippers Program Mona Vale SLSC’s Skye Rose has been named a local woman of the year for building the ‘Kickability’ program an inclusive nippers program for children with disabilities. A great reminder of what community looks like here. Source: Northern Beaches Advocate

🏗️ Capital Works Underway Across Northern Beaches Northern Beaches Council has capital works rolling across the LGA surf club upgrades and family facilities at Pittwater Rugby Park. A community info session on the Forestville Precinct Structure Plan is open for resident input on future development. Source: Northern Beaches Council · Pittwater Online News

Thinking of Selling in 2026?

With stock levels rising and buyers getting more selective, now is the time to understand your home’s true market value before you go to market.

Book your free property appraisal →

Thanks for reading. If this was forwarded to you and you’d like to subscribe, just hit reply and I’ll add you to the list. And if you know someone thinking about buying or selling on the Northern Beaches I’m always happy to have a no-obligation chat.

Enjoy the weekend.

Grant Matterson Licensed Real Estate Agent · LJ Hooker Narrabeen 📞 0438 261 600 gmatterson@ljhnarrabeen.com.au

📊 Market Pulse | Northern Beaches Property Report | 1 March 2026

Grant Matterson — Sun, 01 Mar 2026 04:24:25 GMT

NORTHERN BEACHES MARKET PULSE

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

Your Property & Community Update — 1 March 2026

Narrabeen | North Narrabeen | Collaroy | Elanora Heights | Warriewood

G’day,

Welcome to this week’s Market Pulse — your snapshot of what’s happening in property and life across the Northern Beaches. Real data, real insights, zero fluff.

Suburb-by-Suburb Market Snapshot

Here’s where your local markets sit right now, based on the latest available data:

SuburbMedian House Price12-Month Change Avg Days on Market Median Narrabeen Houses (2101) $4,200,000 Stable (0%) 36 days Unit Price $1,280,000 (+8.3%) North Narrabeen (2101) $2,400,000-5.4% 6 days Elanora Heights (2101) $2,535,000-0.8% 34 days Units $1,165,000 Collaroy Houses (2097)$3,509,000 Premium stable 28 days Warriewood (2102) $2,250,000* Growth market 30 days Units $1,100,000

*Estimated from recent listing guides. Sources: OpenAgent Narrabeen | YIP Narrabeen | YIP Elanora Heights | HtAG Collaroy | CoreLogic data via PropertyValue.com.au

Key Takeaways This Week

Narrabeen units are outperforming houses up 8.3% annually vs flat house prices. The unit market is seeing significantly higher turnover (32 units sold vs only 6 houses in recent 12 months). Unit rents have surged 10.7%. If you own a unit, your asset is working hard.

Collaroy remains the premium play with properties selling in just 28 days on average and a vacancy rate of only 1.0%. Tightly held stock with an average hold period of 14.6 years. If you’re thinking of selling, demand is strong.

Elanora Heights is a capital growth story 85.9% owner-occupied (highest in our area), meaning very little rental stock. Houses spend just 34 days on market. Low turnover = pent-up demand when properties do come to market.

2026 Northern Beaches Market Outlook

OpenAgent’s latest Northern Beaches forecast highlights a multi-speed recovery in early 2026. The $2M–$4M price bracket will see the stiffest competition, particularly in high-demand areas. Listings remain approximately 18% below the five-year average stock shortages continue to be the defining reality.

Growth suburbs to watch nearby:

Allambie Heights house values surged 16.9% in 2025 to a median of $2.78M
Wheeler Heights up 15.6% to $2.66M median, benefiting from its proximity to Narrabeen Lake
Belrose No.1 growth suburb for units across Greater Sydney in 2025, up 19.1%

The Northern Beaches population is forecast to grow from 274,701 in 2026 to over 303,000 by 2046 (+10.4%). Suburbs along the B-Line corridor, including Narrabeen, are expected to remain the most resilient as buyers prioritise connectivity.

Source: OpenAgent Northern Beaches Forecast 2026

Recent Notable Sales in Our Area

Property Price Date 5/7 Frazer Street, Collaroy $1,005,000Jan 15, 20262 bed apartment 14/15 Clarke Street, Narrabeen $987,500 Sep 25, 20252 bed apartment1/39 Lagoon St, Narrabeen $1,575,000 Sep 24, 20252 bed apartment

Source: RateMyAgent Recent Sales

Planning Update: NSW Housing Reforms Still Evolving

Reminder: The NSW Government’s Low and Mid-Rise Housing Policy, effective since 28 February 2025, continues to shape our area. Key points for 2101/2097/2102 residents:

Residential flats up to 9.5m (2-3 storeys) are now permitted on lots ≥500sqm
Multi-dwelling housing (townhouses, terraces, manor houses) up to 9.5m now allowed previously restricted in former Pittwater/Warringah areas
Warriewood, Narrabeen, Newport, and Belrose are currently excluded from the 800m town centre density zone
The Northern Beaches Hospital returning to full public ownership in April 2026 is expected to revitalise the Frenchs Forest precinct

If you’re curious about how the reforms affect your specific property, I wrote a detailed breakdown on my Substack: Read the full planning reform analysis →

Sources: Grant Matterson Substack — Planning Reforms | OpenAgent NB Forecast

What’s On — Local Northern Beaches Life

2026 Seniors Festival All of March
The annual Northern Beaches Seniors Festival runs 2–29 March. Highlights include the Seniors Connect Expo at Dee Why RSL on Friday 6 March (10:30am–2:30pm) — over 40 organisations, free entry. Theme: “Live Life in Colour.” Active sessions at Warringah Aquatic Centre and more.

International Women’s Day Breakfast 6 March
Northern Beaches Council’s annual IWD Breakfast at Manly Pacific Hotel. Guest speaker: Dr Ceri Cashell (co-founder of Healthy Hormones, Sydney Opera House speaker). Proceeds to Women & Children First and Northern Beaches Women’s Shelter.

North Avalon Beach Dune Stabilisation TODAY (1 March)
Community volunteer event from 8:30am–midday. All welcome to help restore the dune system.

Coastrek Northern Beaches March 2026
20km, 30km or 50km hiking challenge along the stunning Northern Beaches coastline. A great way to experience the area at its finest.

Sources: NB Council — Seniors Festival | NB Council — IWD Breakfast | NB Council Events Calendar

Thinking About Your Next Move?

Whether you’re considering selling, buying, or just want to know what your property is worth in today’s market — I’m always happy to chat. With 25+ years on the Northern Beaches, I can give you the straight-talking, data-backed advice you need to make confident decisions.

Get Your Free Property Appraisal →

Or call me directly on 0438 261 600 for a confidential chat.

Want more insights between newsletters? Subscribe to my Substack for deeper dives into market trends and local stories: www.grantmatterson.com

“If you’re weighing up selling this year, this is worth understanding.”-NSW housing reforms!

Grant Matterson — Fri, 06 Feb 2026 04:50:09 GMT

In today’s post you will find-

“If you’re weighing up selling this year, this is worth understanding.”
-NSW housing reforms
Let’s take a look at the latest recent sales in the area
Northern beaches agent delivers auction success for Italian vendors watching via FaceTime
“If you’re weighing up selling this year, this is worth understanding.” -NSW housing reforms

The Northern Beaches is a place people love to live. But demand, limited land, and market pressures have pushed housing costs out of reach for many locals. Like much of Sydney, it's facing a housing crisis.

NSW Government Low and Mid-Rise Housing Policy

The way housing is planned on the Northern Beaches is changing. Under the state's new low and mid-rise housing policy, areas within a 10-minute walk of 9 town centres can now include everything from duplexes and terraces to six-store apartments.

State Significant Development

As part of the State Government's housing reforms, the way large-scale housing developments are assessed and approved has changed.

Affordable Housing

Let’s take a look at the latest recent sales in the area

Recent Local Sales

Click on the Links to View Local Recent Sales

Northern beaches agent delivers auction success for Italian vendors watching via FaceTime

Grant Matterson strategically times auction for overseas vendors, achieving above-reserve result via FaceTime

Elite Agent Magazine

Grant Matterson has achieved a $2,305,000 auction result in Elanora Heights for three Italian brothers who watched via FaceTime as their property sold $35,000 above reserve after a strategically timed 28-day campaign.

Grant Matterson knew from the outset that selling a dated 1960s property for overseas vendors would require patience, transparency and precise timing.

The Elanora Heights house at 8 Merridong Road presented both challenges and opportunity. Originally a single dwelling that had been divided and tenanted to two parties, the property was in poor repair. Yet its dual driveways and street access offered significant redevelopment potential for the right buyer.

The vendors – three brothers based in Italy – would be watching proceedings unfold via FaceTime, thousands of kilometres away.

“I deferred the auction date twice until I had realistic buyers that were genuine and were going to bid for the property,” Grant said.

“I waited until I could confirm they’d be there to bid, and then I booked the auctioneer based on the competition I had organised.”

Building trust across continents

Grant’s approach centred on honest communication with the Italian brothers throughout the 28-day campaign.

“I gave them genuine feedback so they understood exactly what the property may achieve,” he said.

That trust proved decisive when bidding stalled with three registered participants. Following Grant’s advice, the vendors agreed to place the property on the market at $2,270,000.

“With my advice and their trust, they allowed me to put it on the market, and that allowed for the buyers to start bidding again,” Grant explained.

“It went up another $35,000 above their reserve price. They were very pleased with the process and the outcome.”

The hammer fell at $2,305,000.

Northern Beaches lifestyle appeal

Elanora Heights offers a peaceful, family-friendly lifestyle set amidst abundant bushland on Sydney’s Northern Beaches. The suburb draws comparisons to Avalon Beach for its relaxed community feel and natural surroundings, while offering larger block sizes and proximity to Narrabeen Lagoon.

The four-bedroom, two-bathroom property with parking for four vehicles attracted buyers recognising its potential for reinstatement or future development.

About the agent

Grant Matterson brings over 25 years of experience to the Northern Beaches market as a Licensed Real Estate Agent and Accredited Auctioneer. A proud member of the Narrabeen community, he has received multiple Rate My Agent awards including Agency of the Year for Narrabeen in 2021, 2022 and 2023. Visit Grant’s website for more information or call Grant on +61438261600.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

The Complete Guide To Selling Your Home.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

Understanding the Mechanics of Monetary Policy: Beyond the Headline Rate

Grant Matterson — Tue, 03 Feb 2026 04:45:27 GMT

Understanding the Mechanics of Monetary Policy: Beyond the Headline Rate

With the Reserve Bank of Australia’s cash rate target currently sitting at 3.85% (effective 4 February 2026), it is timely to revisit what this figure represents and how it functions as the primary lever for economic management in Australia.

While often discussed solely in the context of mortgage repayments, the cash rate is technically the interest rate on unsecured overnight loans between banks. It serves as the RBA’s operational target for managing liquidity in the money market.

how does this mechanism work? The RBA maintains this target by creating a “corridor.” Banks can deposit funds with the RBA earning slightly below the target, or borrow slightly above it. The RBA then transacts in the money market to manage supply and demand, keeping the actual rate close to the target.

The Strategic Objectives The Monetary Policy Board meets eight times a year to review this setting. Their decision-making framework is guided by two defined objectives:

Inflation Control: Keeping consumer price inflation between 2 and 3 per cent.
Employment: Achieving sustained full employment.

Understanding these fundamentals provides better context on how interest rates influence not just lending costs, but broader economic activity and national prosperity.

The next update from the Board is scheduled for 17 March 2026.

The Complete Guide To Selling Your Home.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

Thanks for reading Grant Matterson! Subscribe for free to receive new posts and support my work.

#RBA #MonetaryPolicy #Economics #Finance #Australia #Banking

Renovating with 2026 in Mind: Smart Moves Today for Value Tomorrow

Grant Matterson — Fri, 30 Jan 2026 03:17:36 GMT

In today’s post you will find-

Renovating with 2026 in Mind: Smart Moves Today for Value Tomorrow
Let’s take a look at the latest recent sales in the area
Video- Narrabeen Market Outlook by Grant Matterson LJ Hooker Narrabeen

Renovating with 2026 in Mind: Smart Moves Today for Value Tomorrow

As we look toward 2026, the renovation landscape is evolving — driven by changing lifestyles, sustainability goals, and shifting buyer expectations. Whether you’re renovating to stay, sell, or simply refresh your space, planning with the future in mind will help you get more value from your project. Here are five key tips to guide your renovation decisions now, for the gain later.

1. Think Long-Term Lifestyle First

While trendy finishes might be tempting, the smartest renovations align with how you’ll live — and how buyers will live — in two to three years’ time.

Consider flexible spaces: home-office, blended indoor/outdoor living, zones for different age groups.
Prioritise comfort and functionality: good lighting, storage, thermal performance.
Ask: If you were selling in 2026, what would appeal to the buyer? If you’re staying many years, what will you value?

By thinking ahead, you’ll avoid having to redo things again when tastes shift or you move.

2. Upgrade the Fundamentals Before the ‘Look’

In the same way that loan-specialists emphasise getting your finance and structure right, renovation professionals know that the “invisible” parts often give the best return. For example:

Improving insulation, windows or doors to boost energy efficiency.
Re-wiring or plumbing repairs before cosmetic walls go up.
Upgrading the flow of the home (kitchen/dining connection, laundry access, etc).

These are the kinds of features that increasingly matter to buyers as energy costs rise and environmental awareness grows. A smart investment now pays dividends later.

3. Match Renovation Scale to Market Timing & Budget

Every project needs a realistic budget, of course — but it also needs timing. For 2026 focus:

Smaller ‘refresh’ works (paint, fixtures, landscaping) can deliver good value in a shorter timeframe.
Major structural changes (adding a second storey, chasing 6-star energy rating) are more expensive, take longer, and expose you to more risk if market conditions shift.
If you plan to sell around 2026, align your finish and spend with what the local market expects rather than over-capitalising.

Keep in mind interest rate, materials and labour cost volatility — and the fact that holding costs (insurance, rates, maintenance) can erode returns the longer the renovation drags on.

4. Choose Timeless Design with a Nod to “Next-Gen” Appeal

Design trends come and go, but some features are enduring — and others are becoming must-haves for 2026 buyers.

Neutral palettes + good quality finishes create a fresh, broad appeal.
Kitchens and bathrooms remain high-value zones — but now buyers also expect smart storage and technology integration.
Outdoor living: With the shift toward more time at home and entertaining, well-designed alfresco zones will continue to sell.
Sustainability features: Solar panels, water-saving fixtures, native landscaping. Not only do they help the planet, but they are increasingly seen as value-add for resale.

Think of your renovation not just for you, but also for the future occupant — perhaps someone with different habits, priorities or technology expectations.

5. Stay Informed & Get the Right Advice

Much like navigating home-loan options, successful renovations come down to good preparation, realistic expectations and expert help.

Use checklists and cost » benefit frameworks: What will this renovation add in value vs. cost?
Speak to local renovators and agents to understand what buyers in your suburb will pay extra for.
Monitor macro-factors: interest rates, lending conditions, supply chains for materials. (As with home loans, external forces matter.)
Keep a buffer in budget and time: Unforeseen issues often appear once walls are opened up.
Get a lending specialist on board. They can help you understand what can be financed, how it’s done, and what you need to focus on so your plans are acceptable to the lender. Added tip – don’t use your credit card and then try and roll it into your home loan later. Lenders hate that!

By staying informed you’ll avoid “surprise” costs — and align your renovation with broader property market realities.

Final Word

When you view renovation through a “2026 lens”, you’ll be better placed to make smart, strategic decisions today. By focusing on long-term lifestyle, delivering strong fundamentals, matching scale to your market, selecting timeless yet next-gen design, and leaning on trusted advice, you’ll not only love your renovated home — you’ll be well positioned for whatever comes next, whether you stay, sell or shift.
If you’d like to discuss how this fits with your home-loan or borrowing strategy, speak to one of our lending specialists and consider integrating your renovation plan with your finance roadmap.

Let’s take a look at the latest recent sales in the area

Recent Local Sales

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

Narrabeen Market Outlook by Grant Matterson LJ Hooker Narrabeen

The Complete Guide To Selling Your Home.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

Trends and Hotspots for 2026

Grant Matterson — Mon, 12 Jan 2026 03:21:44 GMT

In today’s post you will find-

Narrabeen: A Comprehensive Guide to Sydney’s Northern Beaches Gem
Let’s take a look at the latest recent sales in the area
Video- How did Narrabeen get its name?
Trends and Hotspots for 2026

Narrabeen: A Comprehensive Guide to Sydney’s Northern Beaches Gem

Nestled along Sydney’s stunning Northern Beaches coastline, Narrabeen stands as one of the region’s most vibrant and diverse coastal communities. Located approximately 23 kilometers northeast of Sydney’s central business district, this beachside suburb offers a unique blend of natural beauty, recreational opportunities, and residential appeal that continues to attract both locals and visitors alike.

Geographic Overview

Narrabeen encompasses several distinct areas, including North Narrabeen, Narrabeen proper, and the surrounding lagoon system. The suburb is bounded by the Tasman Sea to the east and features the expansive Narrabeen Lagoon, one of Sydney’s largest coastal lagoons, which serves as a defining geographical feature of the area.

The Iconic Narrabeen Beach

Narrabeen Beach stretches for approximately 3.6 kilometers, making it one of the longest beaches on Sydney’s Northern Beaches. The beach is renowned for its consistent surf conditions, attracting surfers of all skill levels throughout the year. The northern end of the beach, known as North Narrabeen, is particularly famous for hosting professional surfing competitions and is considered one of Australia’s premier surf breaks.

The beach features patrolled swimming areas during the warmer months, making it suitable for families and recreational swimmers. Rock pools at the northern end provide additional swimming options for those seeking calmer waters.

Narrabeen Lagoon: An Ecological Treasure

Narrabeen Lagoon is a significant environmental and recreational asset, covering approximately 215 hectares. The lagoon system supports diverse ecosystems and provides habitat for numerous bird species, fish, and other wildlife. A popular 8.6-kilometer shared pathway encircles the lagoon, offering walking, cycling, and jogging opportunities with scenic water views.

The lagoon is also a hub for water-based activities, including kayaking, stand-up paddleboarding, and sailing. Several boat ramps and access points make it easily accessible for recreational users.

Community and Lifestyle

Narrabeen boasts a strong community atmosphere with a diverse demographic profile. The area features a mix of residential properties, from beachfront apartments to family homes in the surrounding streets. The suburb’s village center along Ocean Street provides essential services, cafes, restaurants, and specialty shops that cater to both residents and visitors.

The community is well-served by educational facilities, including several primary schools and proximity to secondary education options. Parks, playgrounds, and sporting facilities throughout the area support an active, outdoor-oriented lifestyle.

Recreational and Sporting Facilities

Beyond its natural attractions, Narrabeen offers numerous sporting facilities:

Narrabeen Sports High School: A specialized sports high school that has produced numerous elite athletes
Sydney Academy of Sport and Recreation: A premier training facility for athletes
Multiple sporting fields and courts: Supporting rugby league, soccer, tennis, and other sports

Transport and Accessibility

Narrabeen is accessible via several bus routes connecting to the Sydney CBD and surrounding suburbs. Pittwater Road serves as the main arterial road through the area. While the suburb is not directly serviced by train, the B-Line express bus service provides efficient connections to the city and Manly.

For those traveling by car, Narrabeen is approximately 30-40 minutes from Sydney’s CBD, depending on traffic conditions.

Historical Context

The name “Narrabeen” is believed to derive from an Aboriginal word,(Black Swan) though its exact meaning remains subject to interpretation. The area has a rich Indigenous history, having been inhabited by the Garigal people for thousands of years before European settlement.

European development of the area began in the 19th century, with the suburb gradually evolving from a remote coastal location to the established community it is today.

Climate and Best Times to Visit

Narrabeen enjoys a temperate climate with warm summers and mild winters. Summer temperatures typically range from 18-26°C, while winter temperatures average 8-17°C. The beach and lagoon are most popular during the summer months (December to February), though the area offers year-round appeal for outdoor enthusiasts.

Conclusion

Narrabeen represents an ideal synthesis of natural beauty, recreational opportunities, and community living. Whether you’re drawn to its world-class surf breaks, the tranquil lagoon environment, or the vibrant local community, Narrabeen offers something for everyone. As one of Sydney’s Northern Beaches’ most complete suburbs, it continues to be a sought-after destination for those seeking the quintessential Australian coastal lifestyle.

For visitors planning a trip to Sydney, Narrabeen provides an authentic beach experience away from the more tourist-heavy areas, while residents enjoy one of the most enviable coastal locations in the greater Sydney region.

Let’s take a look at the latest recent sales in the area

Recent Local Sales

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

How did Narrabeen get its name?

Trends and Hotspots for 2026

2025 year in review

Confidence has returned to the property market, but price rises in the year ahead are likely to be at a slower and more uneven pace, according to LJ Hooker.

Australia’s most iconic real estate brand is anticipating more affordable capital cities, such as Perth, Adelaide and Brisbane, to continue to outperform Sydney and Melbourne as local supply and demand play a bigger role than interest rates.

Mathew Tiller, Head of Research and Business Intelligence, said once the Reserve Bank of Australia shifted to cutting rates, buyers adjusted to the new level of repayments, turning up at open homes and auctions in larger numbers.

“Interest rates are expected to stay on hold for most of 2026, so the cash rate becomes the new normal rather than the main driver,” he said.

“Against that backdrop, we anticipate that listings, supply and demand will push market performance. The number of buyers looking at property should remain solid, supported by population growth and improving confidence.”

LJ Hooker has identified six trends for property in 2026:

Trends for 2026

1. Patchwork price rise

More affordable capital cities such as Perth, Adelaide and Brisbane are expected to continue to outperform Sydney and Melbourne as local supply and demand play a bigger role than interest rates.

Suburbs to watch: Ripley (QLD), Griffin (QLD), Petrie (QLD), Munno Para West (SA), Port Adelaide (SA), Alkimos (WA) and Ellenbrook (WA).

2. Sellers come out of hibernation

After a long period of very low stock, more owners are expected to test the market in 2026. Extra listings should take some heat out of price growth, but with the underlying housing supply still tight, it is likely to remain a seller-friendly market in most areas.

Suburbs to watch: Leppington (NSW), Dulwich Hill (NSW), Winter Valley (VIC), Baringa (QLD), Petrie (QLD), Mount Barker (SA), Sorell (TAS), Zuccoili (NT), Rosebery (NT), Giralang (ACT) and Denman Prospect (ACT).

3. Value not postcodes

Affordability is pushing more buyers to chase value rather than focus on a single postcode, shifting demand towards more affordable cities, outer suburbs and key regional hubs. This is likely to see townhouses, dual occupancy and mid-rise apartments increase in popularity.

Suburbs to watch for first homebuyers: Penrith (NSW), St Marys (NSW), Werribee (VIC), Sunshine West (VIC), Tarneit (VIC), Ripley (QLD), Munno Para West (SA), Ellenbrook (WA), Baldivis (WA) and Brighton (TAS).

4. Rental squeeze, building freeze

Rents are expected to stay high in 2026 because the market is still not approving and building enough homes, especially medium and high-density projects. This is keeping vacancy rates low, supports rent growth and maintains investor interest.

Suburbs to watch: Parap (NT), Bonython (WA), Griffin (QLD), Bonython (ACT), and Port Adelaide (SA).

5. EV Ready Beats NBN Ready

As more households buy electric vehicles and pay closer attention to power bills, buyers will be looking for homes with solar, batteries, charging stations and modern switchboards. Older properties that are expensive to run and with no green features will be seen as dated.

6. Multi gen living goes mainstream

High prices and tight rental markets are encouraging more families to live together for longer, lifting demand for homes that can comfortably fit parents, adult children and grandparents. Floorplans with a second living area, separate bedroom suites or a self contained studio or granny flat are likely to become more sought after.

2026 outlook

Mr Tiller is predicting a steady market that will keep investors active in 2026 while also encouraging more first-home buyers and upgrades to move when the right property comes up for sale.

“It is shaping up as a year of adjustment rather than a boom or a bust, with the market balancing out slowly rather than sharply,” Mr Tiller said.

“This is good news for sellers and buyers; there will be both motivation and reassurance to make a move in the coming year, and this should keep increasing turnover.”

The Complete Guide To Selling Your Home.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

How Much Are Strata Fees in Narrabeen? And Are They Worth It?

Grant Matterson — Thu, 11 Dec 2025 23:24:31 GMT

In today’s post you will find-

Sand-sational: Narrabeen Lagoon entrance clearance complete
Let’s take a look at the latest recent sales in the area
How Much Are Strata Fees in Narrabeen? And Are They Worth It?- Video
Is Now a Good Time to Sell a House?

Sand-sational: Narrabeen Lagoon entrance clearance complete

More than 30,000 cubic metres of sand was shifted from the lagoon’s mouth ahead of summer to help reduce flooding risks for nearby residents and businesses.

As a bonus the removed sand has been used to re-nourish sections of Collaroy-Narrabeen Beach, Lagoon Street Reserve and eroded sections along Pelican Path.

The clearance works are all part of the Council’s plan to keep the lagoon entrance in top shape with support from the Commonwealth Government and the NSW Flood Recovery and Resilience Grant Program.

The Narrabeen Lagoon entrance has been reopened but the water level in the lagoon is currently quite low and with the current swells there is a chance that it will close again quickly. If this happens the contractor will re-attempt when conditions are more favourable.

Council will continue to monitor the lagoon condition as part of its commitment to long-term environmental stewardship and flood resilience. If you want to know more, head to Lagoons page on the website.

Let’s take a look at the latest recent sales in the area

Recent Local Sales

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

How Much Are Strata Fees in Narrabeen? And Are They Worth It?

Is Now a Good Time to Sell a House?

Selling your house involves more than simply listing it on the market and displaying a ‘For Sale’ sign. The property market can be dynamic and unpredictable, and knowing when to sell is often just as important as how you sell.

To help with this process, we have outlined five essential criteria to consider prior to listing your home. By considering these factors, you will be better positioned to determine whether now is the right time to sell.

Personal circumstances

This is the foremost factor when considering the sale of your property. Personal circumstances can include family changes, such as an expanding family or children moving out, or relationship or employment changes, all of which can significantly influence the required size and location of your next property.

Your financial situation represents another crucial personal circumstance to assess. If managing a substantial mortgage is challenging, selling your home and opting for a smaller one could provide better financial flexibility. Alternatively, even without financial strain, selling your home might increase your wealth due to capital gains in your area.

Irrespective of other criteria, if your personal circumstances are not conducive to a property move, it may be advisable to remain in your current home until these circumstances change.

Seasonality

While it is possible to sell a property at any time of the year, certain seasons typically experience increased buyer activity, heightened competition, and ultimately, better prices. So, when exactly is the right time to put your property on the market?

Spring and summer

Spring and summer are traditionally considered the most favourable seasons for property sales. This is primarily due to the warmer weather conditions, which are conducive to outdoor activities and entertainment. Properties featuring indoor to outdoor entertaining areas, swimming pools, or decks are particularly appealing during these months, and showcasing these features is highly beneficial when attracting prospective buyers.

Expert tip: List your property in early spring! While the warmer months typically attract more buyers, they also introduce increased competition. Delaying your listing too far into the season may result in your property being overshadowed by numerous other listings, thereby reducing your competitive advantage.

While spring and summer offer distinct advantages, it is important to acknowledge that heightened popularity often leads to greater market saturation. Consequently, leveraging the expertise of an experienced real estate agent who can provide you with the right strategy becomes even more critical during this period.

Autumn and winter

Autumn and winter are often perceived as less active seasons in real estate. However, this reduced pace can also present distinct advantages. With fewer listings available on the market, your property has an opportunity to attract more attention with increased visibility, and while overall demand may be lower, buyers who are actively engaged during these seasons are typically serious and prepared to make a purchase.

If your home is warm, inviting, and well-insulated, autumn and winter can also be the perfect time to sell. A cosy fireplace, double-glazed windows, and stylish indoor entertaining areas all become significant selling points for the discerning buyer during this season.

Ultimately, there is no universally applicable answer to the optimal selling season. Each period presents its own set of opportunities and challenges. The most critical element is understanding how your home performs in various conditions and aligning this with your strategy to maximise its potential.

The state of the property market

While this may not be the most critical factor, aligning your property sale with the broader state of the property market can be advantageous, as favourable conditions may present an opportunity for a higher sale price.

Signs indicating a “seller’s market” or conditions that favour vendors include low interest rates, which typically correlate with an increase in buyer demand. A higher volume of interested buyers can lead to competitive offers, potentially elevating the final sale price. Monitoring interest rate trends and market activity can assist in identifying the most strategic time to sell.

Another clear reason to sell is a significant price increase in your suburb or region. If the median house or unit price in your area has risen faster than the average, it is likely an opportune time to list your home.

Additionally, high auction clearance rates in your region suggest a strong presence of motivated buyers. This could mean it is a fantastic time to list your property.

This being said, with the right agent implementing the right strategy, whether the market favours buyers or sellers becomes less significant. The state of the property market may contribute to increasing your sale price, but it is unlikely to be the deciding factor between selling the home or not.

Overall economic performance

The economy and the property market are closely related; therefore, if you are considering selling, it is important to assess Australia’s economic climate.

A sign it could be a good time to sell is if the stock market is facing extreme volatility. This is because investors may consider property as an alternative asset class for their capital during periods of stock market instability or when facing potential external economic shocks or risks.

Conversely, strong economic conditions can also signify a good time to sell because buyers’ purchasing power will be higher. This often correlates with potential wage increases and improved returns on investment for individuals.

It is important to analyse the impact of economic conditions in your specific area and consult with your real estate agent or financial advisor.

The condition of your property

If you are living in your property but are noticing some areas requiring repair, you might consider renovation. However, it is worth considering selling at the same time, as renovations can be costly, time-consuming, and many homeowners end up overcapitalising.

Look at the market and see if there are other properties that fit your needs more closely. If so, it could be a better option to sell your home than to renovate.

Key takeaways

There is no singular definitive answer when it comes to the best time to sell your home. It can be a challenging decision, but the most important aspect is that you have thoroughly considered the key factors outlined above.

Equally important is having a clear motivation for selling. Whether you are upsizing, relocating, or embarking on a new chapter, a well-conceived plan is beneficial, rather than selling solely for potential capital gains. Understanding your subsequent steps will instill greater confidence and direction throughout the process.

Most importantly, a good agent will ensure that you make the most informed choices when selling your home. Contact your local LJ Hooker agent for their insights on whether it is a good time to sell or easily download our eBook to give you

The Complete Guide To Selling Your Home.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

8 reasons why styling your home is important when selling

Grant Matterson — Fri, 28 Nov 2025 06:20:09 GMT

In today’s post you will find-

Let’s take a look at the latest recent sales in the area
8 reasons why styling your home is important when selling
Prior market knowledge drives swift $1.01m Collaroy apartment sale
Understanding Land Tax in NSW: What You Need to Know

Let’s take a look at the latest recent sales in the area

Recent Local Sales

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

8 reasons why styling your home is important when selling

Prior market knowledge drives swift $1.01m Collaroy apartment sale

A one-bedroom apartment at 6/11 The Avenue, Collaroy has sold for $1.01 million after just 15 days on market, with Grant Matterson and Geoff Amaral securing three competitive offers.

The accelerated result came from strategic timing and market intelligence. Grant was already working with a buyer from another transaction who needed a one-bedroom apartment in Collaroy, giving the team advance knowledge of demand before the property officially launched.

The one-bedroom, one-bathroom apartment with secure car space was sold via private treaty on 17 October 2025, with realistic pricing creating immediate competition.

Strategic advantage from dual representation

Grant explained how concurrent transactions provided market insight that benefited all parties.

“I was selling another owner’s property and he needed to buy a one-bedroom apartment in Collaroy, and we found this apartment as we had prior knowledge of it coming to the market,” he said.

“During that process, we worked for the vendor of the one-bedroom apartment. However, the buyer was really keen on it and competed against the other interested parties. It was listed at a realistic price, which created competition and escalated the sales price in a short period of time.”

The campaign attracted three formal offers, with location proving the decisive factor for the successful purchaser.

Location drives competitive outcome

The property’s proximity to Collaroy golf course and village amenities resonated strongly with buyers seeking lifestyle and convenience.

“The location in Collaroy and close to the golf course and all the amenities in the Collaroy Village” sealed the deal, Grant said.

The vendors expressed satisfaction with both the price achieved and the compressed timeframe.

“They were extremely happy with the sales price and the time frame,” Grant said.

According to Domain, one-bedroom apartments in Collaroy 2097 recorded a median price of $828,000 with 17 properties sold in the past 12 months and a rental yield of 2.4 per cent. The $1.01 million result positions this one-bedroom apartment above the suburb median, reflecting both property presentation and competitive market conditions.

Grant attributed the outcome to a buyer-focused approach that considers both selling and purchasing needs simultaneously.

“Working close with the buyers, whether they’re selling first or looking for a property to buy” created the strategic advantage, he said.

About the agent

Grant Matterson brings over 25 years of real estate experience to the Northern Beaches market as a licensed agent, accredited auctioneer and diploma-qualified professional at LJ Hooker Narrabeen. His approach focuses on presentation, promotion, pricing strategy and processes, earning Rate My Agent recognition for Narrabeen Agency of the Year in 2021, 2022 and 2023. Visit Grant’s website or call Grant on +61438261600.

https://eliteagent.com/grant-matterson-real-estate-collaroy-zkol9g/

Understanding Land Tax in NSW: What You Need to Know

You’ve probably heard of the term ‘land tax’ but may not be sure what it is all about or if it will impact you.

This NSW State Government tax is calculated annually on the unimproved value of your land without any buildings or structure. The good news is that it’s not payable on your own home and only kicks in once your investment landholdings exceed a certain threshold.

Knowing how the charge is applied is important particularly if you are an investor, developer or considering starting a property portfolio. There are penalties for not paying it, so it is key to gain an understanding. It is also a good idea to talk to your accountant and financial advisor about your plans and how it may impact your returns. Let’s breakdown everything about land tax including exemptions, recent reforms and some real-life scenarios.

Who pays land tax in NSW?

If you own a home and are not thinking of purchasing another property, then you can sigh relief as you won’t have to pay land tax on your primary residence. You may also be precluded if you meet other exemptions which we will look at later.

If you are an investor, then you will be taxed if your total landholdings once it exceeds the general threshold of $1,075,000 and a premium threshold of $6,751,000.

It is important to remember if you own multiple properties, their land values are added together to determine your liability.

How you structure your portfolio also matters – whether owned individually, jointly, through a trust or by a company – will change how the land tax is calculated and who is responsible for the payment. Some trusts are not eligible to receive the land tax threshold. Click here for more details.

Who is exempt from paying land tax in NSW?

Along with the family home, land tax is also not charged on primary production land such as farms. Other exemptions include land that is owned by charities, non-profit organisations, aged care facilities, boarding houses and childcare centres.

Eligible build-to-rent properties may also receive a 50 per cent reduction in land tax.

Revenue NSW receives information from other government agencies that will indicate whether you need to pay land tax such as acquiring property with a land value above the threshold, if you are renting out your previous home, or earning an income from your property during an extended absence,

Any land tax exemptions must be applied for through Revenue NSW, typically via the land tax online portal. For full details visit revenue.nsw.gov.au.

How is land tax calculated in NSW?

Unimproved land value refers to the value of property without any buildings or improvements. This value is determined by the NSW Valuer General as of 1 July each year. Revenue NSW uses a three-year average of land values to calculate how much is owning for land tax. The following example is provided by revenue.nsw.gov.au.

YearValue determined onYour land value20241 July 2023$1,050,00020251 July 2024$1,100,00020261 July 2025$1,150,000

Your average land value for tax purposes in the 2026 tax year is ($1,050,000 + $1,100,000 + $1,150,000) ÷ 3 = $1,100,000.

When comparing the above average land value against the current land tax threshold, we would calculate your liability as follows:

$1,100,000 (average land value) - $1,075,000 (general threshold) = $25,000 (taxable land value).
$25,000 x 1.6% + $100 (general land tax rate) = $500 total land tax liability.

Remember that the total amount needs to exceed the general threshold of $1,075,000.

Tax is assessed on all non-exempt land owned at midnight, 31 December with notices sent out from January each year.

When do you pay land tax in NSW?

Land tax notices are usually issued at the start of the year after valuation and averaging.

Once you receive your land tax assessment you will have 60 days to pay in full via BPAY, direct debit and credit card. If you don’t have access to funds, it may be possible to set up an interest-free payment plan.

Remember land tax is applied for the full year following December 31, each year. So even if you sell your property in February, you are required to pay for the full year. If you dispute your assessment, you also only have 60 days to lodge an objection.

You are legally required to keep all your land and contact details up to date with Revenue NSW. Importantly, if you did not receive an assessment and believe you are liable, then you need to update details on the Land Tax Online portal.

Understanding recent tax reforms in NSW

The State Government has a introduced a freeze on the annual indexation of land tax.

From 31 December 2025 and onwards, the general cut-off point will remain fixed at $1,075,000 and a premium rate of $6,571,000.

As a result, more investors will find their portfolio may be pushed above the tax line. Foreign investors will also feel the squeeze with a higher surcharge of land tax in additional to standard liabilities. The land tax surcharge is payable regardless of the value with no thresholds. From 2025 and onwards, this is five per cent of the land value of the property.

Also introduced is a tightening of principal place of residence rules requiring at least a 25 percent ownership share or a potential loss of exemption.

How land tax impacts different owners – scenario analysis

Let’s create some case studies illustrating how land tax impacts different owners.

Single property owner (individual) – if the unimproved land value of the property is below the threshold of $1,075,000 then no land tax is payable.
Single property owner (individual) – if the unimproved land value of the property is above the limit of $1,075,00 then the amount payable is $100 + 1.6 per cent of the land value above the threshold. For example, if the property has a land tax value of $1.8m, the estimated land tax payable would be $11,700.
High-value landowner crossing into premium threshold – the use of the word premium does not relate to property with harbour views or located in blue ribbon neighbourhood. It refers to if your total combined land-value exceeds the premium threshold rate of $6,571,000. It is calculated as $88,036 + 2 percent of the land value above $6,571,000. For example, if the combined land value of a portfolio totalled $8m, then expect your land tax bill to be $116,616.
Joint owners of multiple properties – A two-step assessment is used to make sure everyone pays land tax fairly. Joint owners are assessed as a single entity called the primary taxpayer. If a person owns multiple properties with other people, they will have multiple primary land tax accounts. A secondary assessment is issued where individuals are assessed for their portion of the joint owned land, along with any other property they own separately or other partnership. The same thresholds apply.
For example, if Mary and Tom own a property with a total land value of $1,200,000 – they pay $1,075,000 (general land tax threshold) x 1.6 per cent + $100) general land tax rate) = $2100. Mary will receive two assessment notices as she owns another property individually. To avoid being taxed twice, she will receive a secondary deduction.
For more information speak to Revenue NSW or speak with an independent financial advisor.

Foreign owner/surcharge – A foreign owner of residential land in NSW must pay 5 per cent surcharge land tax on the total land value in addition to regular tax. No tax-free threshold applies. For example, if a foreign person owns a property with a land valuation of $1,800,000 – they would pay an estimated land tax of $11,7000 + estimated land tax surcharge payable of $90,000 with a total payable of $101,700.

Practical tools and resources

If you are unsure how much to budget for land tax, the good news is there are heap of online resources to work out the amount. This includes a calculator on the Revenue NSW website. You’ll also find more details on latest rates and exemptions. These tools make it simple to plan and stay on top of your property tax rates.

Remember, each Australian state and territory has different land tax thresholds and rules. It’s important to stay up to date with regulations that apply to where your investment is located. If your portfolio is spread in more than one state, make sure you check your obligations for each one.

LJ Hooker is here to help

When you are ready to start or add to your property portfolio in NSW, be sure to contact your nearest LJ Hooker agent. They are specialists who are experienced in helping people looking to get started in investing and can access property databases and valuation tools.

Importantly, they understand the NSW investment market and can also arrange for an experienced property manager to take care of the property. This reduces the burden on you as a landlord and will allow you to focus on growing your portfolio.

Don’t forget to be a tax-smart investor by getting all your documentation in order from the start. This includes knowing what expenses can be claimed, your tax obligations and declaring all rental-related income in your annual return.

https://www.ljhooker.com.au/blog/land-tax-in-nsw

The Complete Guide To Selling Your Home.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

The Definitive Guide to Making an Offer on a Property

Grant Matterson — Fri, 21 Nov 2025 03:12:16 GMT

In today’s post you will find-

Let’s take a look at the latest recent sales in the area
The Definitive Guide to Making an Offer on a Property
Manly Ocean Festival

Let’s take a look at the latest recent sales in the area

Recent Local Sales

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

The Definitive Guide to Making an Offer on a Property

Purchasing a new home or property is an exciting milestone - but it can also feel overwhelming and complex, especially when it comes time to make an offer. We understand that this part of the process involves a lot of moving parts and decisions. That’s why having a clear understanding of what to expect can make all the difference. A well-informed approach not only simplifies the experience but also helps you negotiate with confidence and clarity.

To support you, we’ve broken down the key steps and must-know details to help you make a strong, informed offer on your next property.

Prepare before making an offer

Buying a property doesn’t just begin when you attend an open inspection. Getting organised early means you’ll be ready to act quickly when you find the right home, which can be a big advantage, especially in a competitive seller’s market.

Get finance pre-approval

Before you begin house hunting, it’s essential to have a clear understanding of your finances. This helps you focus your property viewings on homes within your allocated budget.

It’s important to be realistic about not only how much you’re approved to borrow, but also what you can comfortably afford to repay. Talking to a mortgage broker or multiple lenders will help you find the best rates and secure a pre-approved home loan. While it can be tempting to go beyond your means, even if a lender offers more, it might not be the best fit for your lifestyle.

Nonetheless, obtaining pre-approval puts you in a stronger position when you eventually do make an offer. It shows vendors you’re serious and financially ready, making you a more attractive buyer.

If you’re a first home buyer, don’t forget to explore the several Government incentives designed to help you get on the property ladder sooner - checking your eligibility could make a real difference.

Consult with a lawyer

Although not a completely necessary step, it may be wise to consult with a conveyancing lawyer with property purchasing expertise to help you navigate your rights and obligations.

Two main reasons consulting a lawyer is in your best interest:

Having a lawyer in your corner from the outset can help mitigate any issues around the agreement.
A conveyancer can help you figure out a deal that works for you from the beginning. For example, including specific clauses or conditions that need to be set.

Consider your offer conditions

An offer on a property is usually made either conditionally or unconditionally. So, what does that mean?

In an unconditional agreement, the property is purchased in its current state. It assumes that the buyer will proceed with the settlement regardless of finance and the state of the home. This is typical in an auction sale.

A conditional sale utilises the ‘cooling-off’ period and is reliant on the buyer’s finances, completion of the relevant inspections and if any maintenance needs to be completed prior to settlement.

Pay a deposit

Paying a deposit typically amounts to 10% of the purchase price, though this can vary depending on your agreement with the vendor. The deposit shows your genuine commitment to purchasing the property and is usually held securely in the real estate agent’s trust account, helping to formalise your offer.

It’s important to keep in mind that paying the deposit doesn’t mean you legally own the property just yet.

Understand the cooling-off period

The cooling-off period begins once contracts are exchanged. This short window allows you to carry out additional inspections and reconsider your decision. If you decide not to proceed, you can cancel the contract during this time, although your deposit may not be refundable.

Be sure to review your contract beforehand, as the cooling-off period may not apply to all properties or agreements.

Get the necessary inspections completed

There are various inspections required as part of the sale of a property. This generally includes pest and building inspections to ensure the property is up to code and that there are no issues.

The inspections also help to foresee whether there may be any building issues in the future. When buying an apartment, it is important to review the strata report as this may also highlight any problems, such as building defects and upcoming special levies. Depending on your state or territory, a strata report can be purchased from the agent or directly through a strata inspection company.

Review the contract of sale

Before making an offer, it’s important to carefully review the contract of sale. This document may include conditions that could influence your negotiations, or may not fully align with your needs and requirements. In some cases, specific clauses might even discourage you from proceeding altogether.

The contract outlines important details like the deposit amount and deadline, settlement date, and any included property items. Having a clear understanding of these terms upfront allows you to make a more informed decision and helps prevent unexpected issues later in the process.

Questions to consider when making an offer on a house

There are several questions any potential purchaser should be asking, and vendors must know these will be coming.

What is the asking price and why? Understanding why vendors came up with the asking price can be an important part of the negotiation process for purchasers. For example, if it was led by the agent, then it is likely to be a good indicator of the market. However, if the asking price is unrealistically high because the vendor needs to buy their next home, this may impact bargaining power.
What other offers have been made, if any? Knowing what other offers have been made can give a good indication of the competition.
How long has the home been on the market? The length of time can indicate how much negotiation may occur - for properties that are on the market longer, buyers may try to negotiate a price decrease.
Why is the vendor selling? The answer to this can indicate how much negotiation may occur. A motivated vendor who wants to sell quickly may be pressured into selling for a lower price.
Has the asking price changed through the campaign? This may reflect what the market is performing and the level of interest from other buyers.

Making an offer

Once you have completed all the necessary research and established a target price, you’re ready to begin the negotiation process.

The first step is to determine the maximum amount you can afford and the maximum amount you’re actually willing to pay. Remember, these may not be the same number.

Your upper limit should take into account additional expenses like moving costs, legal fees, potential renovations, and any other associated costs.

Your minimum offer should also be realistic. If you offer below market value, then this may insult the vendor and put them off the negotiation process. Your real estate agent or your lawyer will know how best to approach the situation.

Keep in mind, it’s rare for a first offer to be accepted outright. Be prepared for some negotiation and remain flexible throughout the process.

While negotiation can be intricate and potentially daunting for those unfamiliar with the process, several strategies can enhance your position:

Research

Conduct comprehensive research. It is important to note that the asking price is generally a bit lower than what the vendor is seeking. Monitor how the market is performing. Be sure to look at recent, comparable sales to gauge realistic vendor expectations.

Sticking to your budget

Don’t be swayed by your emotions and over-stretch yourself financially. If the property doesn’t align with your budget, another listing could be right for you.

The ability to withdraw from negotiations is also an important part of negotiating.

Making an early offer

Consider strategies that may put you ahead of the competition, such as a pre-auction offer.

Some people believe it is best to wait until closer to the auction date. This means the vendor and real estate agent may have a better idea of interest in the property and may be more willing to negotiate or sell before the auction.

On the other hand, if a purchaser presents an offer early in the campaign, it may deter competing parties who cannot match the price or organise their due diligence fast enough.

It’s important to remember that all offers should be submitted in writing with clear communication. Always ensure to include any conditions you have when you put forward the price – this shows you are genuine in your offer.

How to make an offer on a property: A step-by-step checklist

Feeling ready to make an offer? The following checklist brings together the key steps outlined above to help guide you through the offer process with greater clarity and confidence.

Organise your finances: Secure pre-approval for a home loan so you are ready to act quickly when the right property arises.
Consult with lawyers: Consider hiring a conveyancer or property lawyer to review contracts and advise you on conditions or clauses.
Understand and define your conditions: Determine whether your offer will be conditional (e.g. subject to finance or inspections) or unconditional.
Review the contract of sale: Review all key details such as deposit terms, settlement dates, and any inclusions before making your offer.
Organise inspections: Arrange pest, building, or strata inspections to identify any potential issues or risks.
Ask the right questions: Identify why the property is being sold, how long it’s been on the market, and whether there are any competing offers.
Research and setting budget limits: Base your offer on comparable sales and market trends, while adhering to your financial comfort zone.
Make a strong and clear offer: Submit your offer in writing, clearly stating your price and any conditions to demonstrate your commitment to the vendor.
Be prepared to negotiate: Do not assume your first offer will be accepted. Stay firm, calm, and realistic during back-and-forth discussions.
Pay the deposit: Once your offer is accepted, you’ll typically pay a deposit (often 10%) to formalise the agreement.
Use the cooling-off period wisely: If a cooling-off period applies, use this time to complete final checks or withdraw from the contract if needed (note that your deposit may not be fully refundable).

Looking to buy a property? Connect with us today.

Buying or selling a property doesn’t have to be overwhelming. With the right preparation, a clear understanding of the process, and expert guidance, negotiating your next move can be both straightforward and rewarding.

When in doubt, consult the experts. Our team at LJ Hooker is waiting to assist you. We offer you experience alongside excellent market knowledge that helps make the buying or selling process as smooth as possible. As Australia’s number one real estate brand, a little help from the team at LJ Hooker can prove invaluable when it comes to buying your home. Speak to an agent today.

Ocean Festival-

Now in its 32nd year, our Ocean Festival celebrates our 5 marine protected areas, the biodiversity below the water and on our rock platforms - our marine flora, fauna and mega fauna.

Our oceans cover 71% of our planet, generates 50% of the oxygen we breathe and absorb 25% of all carbon dioxide emissions - we need to keep our oceans healthy.

Events include the Underwater Photography Competition Exhibition, marine talks, Meet the Friends of Cabbage Tree Bay, Rock Platform Rambles, Dive for Debris, plus much more!

Dive into a week of events, encounters and experiences to celebrate our love of the ocean.

Ocean Festival event program

Check out the Ocean Festival community events happening on the Northern Beaches.

Ocean Festival event registration

The Complete Guide To Selling Your Home.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

What Is Land Tax?

Grant Matterson — Thu, 06 Nov 2025 22:47:38 GMT

In today’s post you will find-

Let’s take a look at the latest recent sales in the area
Solar and Energy Roadshow at Mona Vale Library
What Is Land Tax?

Let’s take a look at the latest recent sales in the area

Recent Local Sales

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

Solar and Energy Roadshow at Mona Vale Library

Looking to reduce your energy bill?

We are simplifying solar and providing energy efficiency tips to help you. Bring along your electricity bill and drop in for a chat with Council’s sustainability team between 2 - 4pm.

Learn more about the Government incentives for solar and batteries. Discover how your home or business can take advantage.

Please refer to Council’s Solar and Energy Information Sessions page for more Roadshow venues and dates.

This service is brought to you by Northern Beaches Council as part of its Charge Ahead program.

For enquiries, email Council’s sustainability team.

Pricing

Free

This is a free, drop-in event for Northern Beaches residents.

Location

Mona Vale Library, 1 Park St

Mona Vale NSW 2103

What Is Land Tax?

Investing in real estate can be an exciting way to pave the way to financial freedom. The thrill of finding the right property with potential for capital growth can make it easy to forget the obligations that come with having a portfolio. Along with maintenance and compliance costs, you may also be liable for land tax.

Understanding land tax is not always straightforward. The amount you pay – and whether you pay it at all – can vary depending on where the property is located.

You may even qualify for an exemption. Let’s take a more detailed look at land tax, including a state-by-state breakdown.

What is land tax?

Land tax is an annual charge applied to the value of land, usually at the end of the financial year or as at midnight 31 December. The rate is typically calculated by the Valuer General and excludes any buildings or structures.

Each Australian state and territory sets its own rules and threshold for how this tax is assessed and collected. So, if your portfolio is spread across the country, you may have different obligations.

Who pays land tax?

Land tax isn’t just for one type of property. It can apply to residential homes and apartments, as well as commercial and industrial property. Investors should be aware that land tax can also be payable on car spaces, shops, factories, warehouses, vacant or rural land or even land leased from the Government. Holiday homes, regardless of whether they generate income or not, also attract land tax.

Land tax is often assessed on the total value of land held by an individual or entity. By placing investment properties in a fixed trust, the holdings may be split among the beneficiaries. It is important to seek independent tax advice, including the rules on how entities are treated in each state or territory.

Who is exempt from paying land tax?

The owner of any land is potentially liable to pay land tax; however, there are some exemptions. This includes a principal place of residence, a deceased estate, primary production land or land used for boarding houses, aged care and charitable institutions. It can also depend on local regulations, so be sure to research any state-based exemptions.

Specific limits for land tax are set by each state and territory but are subject to change. Importantly, if your land is valued at less than the threshold, you may also be exempt. For instance, in NSW, if the land value is below $1,075,000 then it doesn’t apply.

You may also be exempt if you are constructing or renovating a home you intend to occupy.

How is land tax calculated?

The Valuer General usually calculates the amount due based on the land only, without any buildings or structures. The exact method varies from state to state, so it is important to be across these processes.

For instance, in NSW, the unimproved values are averaged over three years to smooth any fluctuation. While in Queensland, the land tax rate depends on whether you are an individual, a company or a trustee.

Be mindful that land tax thresholds are subject to change. In 2023, the Victoria State Government changed its threshold, which impacted investors, particularly those with higher valued property, who faced higher liabilities.

LJ Hooker Head of Research, Mathew Tiller, said such changes to legislation highlighted the importance of investors spreading their portfolio across different states.

“The increased threshold resulted in some investors selling as it was an unexpected extra cost they hadn’t factored in, but we are now seeing, due to affordability, investors starting to enter the market and adjust their strategies to include this expense,” he said.

When do you pay land tax and how do you do it?

An assessment notice will be issued outlining your obligations, with a due date for the amount to be paid in full or to set up a payment plan arrangement.

If you have not put aside enough money to cover your land tax, a payment plan can offer a solution. It allows the payment to be broken down into smaller amounts and spread across a fixed period of time.

Every state and territory has a different way of collecting land tax, so make sure you’re across how it works. It is important to keep your land details, contact information and foreign status up to date as this may impact your obligations.

If you believe your assessment should be amended due to a change in circumstances, such as adding or removing a property or reporting a change to land use, it is important to contact your office of revenue as soon as possible.

Remember, every state and territory will have a different billing time. In Western Australia, expect to receive your notice of assessment between September and January, with payment due 49 days after it is issued.

Breaking down land tax by state

Land tax in New South Wales (NSW)

Land tax is calculated on the combined value of all your taxable properties. If your total land value falls below the general threshold of $1,075,000, you won’t pay land tax. However, if it rises above the threshold, tax applies to the portion over the limit. Certain properties, such as principal residence or land used for primary production, may be exempt.

Land lax in Queensland (QLD)

Land tax liability is based on the properties you own at midnight on June 30 each year. Individuals pay land tax if their total taxable land value is $600,000 or more. Different thresholds and rates apply for trustees, companies, and foreign owners, with some exemptions available for eligible properties.

Land tax in Victoria (VIC)

Land tax in Victoria is an annual charge on the total taxable value of land you own, excluding exempt properties like your home. It applies to investment, commercial, industrial, and vacant land. From 1 January 2024, it’s payable when land holdings exceed $50,000 for individuals or $25,000 for trusts.

Land tax in South Australia (SA)

The Valuer-General updates property values and land tax thresholds yearly. In 2025-26, properties under $833,000 pay no tax; higher values are taxed progressively. Exemptions include your main home or if an owner moves into aged care. Eligible build-to-rent projects get a 50 per cent land tax reduction, available until the 2039-40 financial year.

Land tax in Western Australia (WA)

Land tax is calculated on a sliding scale depending on the combined value of taxable land on June 30 each year. A flat rate of $300 applies for property valued $300,0001 to $420,000. Different rates then apply depending on the aggregated value. Exemptions include moving between homes, building a new home and deceased estates. A Metropolitan Region Improvement Tax (MRIT) may also be charged.

Land tax in Tasmania (TAS)

Land values are updated on July 1 annually. There is no charge on property with a taxable value up to $124,999. A different rate then applies starting at $50 plus 0.45 per cent for total land value $125,000 to $499,999, and up to $1737.50 plus 1.5 per cent for total land value of $500,000 and above. Exemptions include new homes used for long-term rental and home business concessions.

Land tax in the Australian Capital Territory (ACT)

Land tax is assessed quarterly and is made up of a fixed charge and a valuation charge. From July 1 2025, the fixed charge is $1693. The variable charge is calculated on its unimproved value over up to 5 years. Rental dwellings on the same property as your home, such as a granny flat, may incur land tax. It does not apply to commercial properties.

Land tax in the Northern Territory (NT)

There is no land tax in the Northern Territory.

What happens if you don’t pay land tax?

Land tax is not something that can be ignored, as it can incur interest and penalties. If the notice of assessment remains unpaid, the revenue office may send for a debt collection agency and apply legal costs to your outstanding balance.

If you think the valuation is too high or too low, contact the authorising body in your state as soon as possible. There is a short window for objections to be lodged.

Do you need to pay land tax on apartments?

Buying an apartment doesn’t mean you avoid land tax altogether – but the impact is often smaller than for houses. That’s because the taxable land value is shared among all apartment owners, rather than being charged to one property alone.

The good news is that since apartments typically have a lower land component than freestanding homes, many owners end up paying minimal or no land tax. If you do need to pay tax on land, you can check a property’s land value through the State’s Valuer General.

LJ Hooker is here to help

When you are ready to start or add to your property portfolio, be sure to contact your local LJ Hooker agent. They are specialists who are experienced in helping people looking to get started in investing and can access property databases and valuation tools.

Remember, land tax doesn’t directly affect the price of an investment property, but it is important to factor it into total costs and long-term strategies.

Become a tax-smart investor by getting all your documentation in order from the start. This includes knowing what expenses can be claimed and declaring all rental-related income in your annual tax return.

Speak with an experienced LJ Hooker agent today who can help get started on building a property portfolio.

FAQs about land tax in Australia

Do you need to pay land tax when you sell your investment property?

What is the purpose of land tax?

Does every Australian state have land tax?

Is land tax deductible?

Is land tax the same as council rates?

DISCLAIMER - The information provided is for guidance and informational purposes only and does not replace independent business, legal and financial advice which we strongly recommend. Whilst the information is considered true and correct at the date of publication, changes in circumstances after the time of publication may impact the accuracy of the information provided. LJ Hooker will not accept responsibility or liability for any reliance on the blog information, including but not limited to, the accuracy, currency or completeness of any information or links.

Book a property appraisal with LJ Hooker today

The Complete Guide To Selling Your Home.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

Game on – shaping the future of sport in Warriewood

Grant Matterson — Thu, 23 Oct 2025 23:20:44 GMT

In today’s post you will find-

Let’s take a look at the latest recent sales in the area
Game on – shaping the future of sport in Warriewood
Strategic Campaign Delivers $1.575M Narrabeen Apartment Sale

Let’s take a look at the latest recent sales in the area

Recent Local Sales

Click on the Links to View Local Recent Sales

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)

Game on – shaping the future of sport in Warriewood

Boondah Sports Precinct is shaping up to be a real crowd-pleaser for the community with a major revamp of the fields, aiming to give everyone a bit more room to play and enjoy their favourite activities. Now is your chance to chip in with any extra ideas.

What’s in the pipeline? The plans include an extra senior soccer pitch, 2 cricket fields, and 6 new multipurpose hard courts. There’ll also be a freshened-up amenities block and upgraded paths, making it easier for everyone to get around. The redesign isn’t just for footballers or cricketers though - softball and school groups are still catered for, plus there’ll be plenty of space for casual games and laid-back afternoons.

All of this is alongside the new Warriewood Community Centre set to be open in early 2026.

All these upgrades are funded by Development Contributions, so they’re a smart investment in the future of sports and community life in the area.

Now, the ball’s in your court. Community feedback is a big part of getting this right and making sure the Sports Precinct is something everyone can be proud of, not just now but for years to come. The transformation is linked to the Warriewood Valley Development contributions plan, and once the designs are set, changes will be rolled out with care to keep disruption to a minimum.

If you’re curious about what’s planned or want to suggest an idea, head over to the Council’s Your Say page and get involved.

What Is a Property Appraisal?

Understanding property appraisals

A property appraisal is an informal estimate of what your home may be worth, often provided as a free service by real estate agents. It’s an educated opinion based on several factors that influence value, such as:

Recent sales of comparable properties in your area
Current market sentiment
The agent’s insight into features of your home that will generate buyer interest and competition
Any negative features that could limit interest or affect the price buyers are willing to pay

It’s important to note that a property appraisal is not the same as a property valuation. We’ll explain the differences further down the page.

Do you need a property appraisal?

You should strongly consider a property appraisal if you’re thinking about selling, refinancing, or simply want to understand where your property sits in the current market. At the end of the day, a property appraisal report provides a clear picture of your home’s value and helps guide your next steps.

The key benefits of a property appraisal

An appraisal comes with a number of benefits, including:

Understanding your property’s value in the current market
Gaining insights into recent sales in your area
Identifying strengths and weaknesses that may affect a sale
Receiving expert advice on how to boost your property’s value
Knowing whether it’s the right time to sell
Tapping into the local knowledge and expertise of an LJ Hooker agent

These benefits make a property appraisal a worthwhile step for any homeowner considering their next move.

Why consider multiple appraisals?

It’s worthwhile to request appraisals from several agents before deciding who to sell your property with. At the same time, doing your own research helps you understand the rationale behind each agent’s pricing strategy and gives you the confidence to agree or disagree with their recommendations. By comparing multiple appraisals alongside your own findings, you’ll be able to gain a clearer picture of your property’s position in the market.

Understanding how to measure your property’s value by inspecting competitive properties

As part of your own research, it’s useful to compare your home against similar properties. Attend inspections for homes currently on the market, however remember, asking prices don’t always reflect true market value. The most reliable benchmark comes from properties that have sold within the past six months.

When comparing, consider homes that are most similar to yours. For example, look at properties that are a similar land size or apartments that have comparable floor space, the same amount of accommodation and bedrooms on offer, the style of the home and whether it is renovated or dated, the condition of the property and importantly its location, particularly proximity to amenities and lifestyle attractions such as parks and beaches.

Consider features your property may or may not have. For example views of the city, water or parkland, a swimming pool, secure level garden, garaging, level lift access if you live in an apartment complex, luxury inclusions or special eco features such as solar panels and rain water tanks. On the downside, being on a busy road or having no outlook in an area where many homes enjoy views may affect your sale price and this should be taken into consideration when determining how much the property is worth.

Once again, your agent will always be your best source of knowledge in this space. They can highlight which features of your home are likely to attract the most interest and provide data-backed insights to help you make an informed assessment of your property’s worth.

How to research the market

There are many ways to find out what your property may be worth as well as the impact of what current market conditions may have on your sale.

Check the times and dates of local open homes and up-coming auctions and attend as many as you can. The interest in these will help you understand the market conditions and help you gauge your home against the rest of the market.
Check in with your real estate agent or an agent who is particularly active in your area. They should be able to provide you with an abundance of free property sales information from a number of reliable sources.
Australian Property Monitors and RP Data are online providers of property data and information, who are highly reputable and for a small fee will supply you with the same reports agents and banks use to assess property values. Reports worth purchasing are postcode data, street history, auction results and market trends to name just a few. But ask your agent first as they may well be able to provide these reports for you for free.
The weekend paper’s property lift out is another valuable source of up to date market information as well as recent sale information and auction results.
Websites like www.domain.com.au, www.realestate.com.au and agent sites like www.ljhooker.com.au are another good place to find out what is for sale in your neighbourhood. These sites also provide commentary and articles relating to current market conditions.

What is the difference between a property valuation and a property appraisal?

A property valuation is usually performed by a Certified Practicing Valuer for an agreed fee. They are not real estate agents or associated with any real estate agency. A valuer will inspect the property, carry out research and analysis into the local market and provide a detailed report regarding issues affecting the current market value of the property.

A property valuation service is commonly required by a bank or financial institution prior to approving a home loan. It is also used by buyers and sellers wanting an independent opinion prior to pre purchase or pre sale, family or partnership settlement, capital gains tax and in some instances building insurance.

What is a seller’s market and how can it affect your price?

A seller’s market reflects the return of consumer confidence and a strong economy. This situation occurs when buyer demand outweighs housing supply and greater competition will inevitably drive property prices up.

With the likelihood of competitive bidding, a seller’s market will see increased auction success. However, you need to take into consideration that the real estate market is very segmented, properties at the lower end generally always attract strong buyer interest, while properties at the high end may struggle for attention.

What impact does a buyer’s market have on the sale price?

This is a common real estate term referred to when market conditions favour buyers. In a buyer’s market there are typically a large number of properties for sale and fewer buyers. This may come about because of rising interest rates and a slowing economy.

In a buyer’s market, sellers will generally need to be competitive with pricing in order to achieve a sale. Great results are still obtainable and your real estate agent should be able to offer the right advice and best approach.

Book a property appraisal with LJ Hooker today

The Complete Guide To Selling Your Home.

Click here for FREE Market Estimate of Value on your Home or (Simply send me a text to 0438 261 600 with your detials)