Grant’s Northern Beaches Update - 29 May 2026
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.