📊 Market Pulse | Northern Beaches Property Report | 1 March 2026
NORTHERN BEACHES MARKET PULSE
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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
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
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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.