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Lower North Shore · The Launch
Why the First Two Weeks CountWeek one creates attention. |
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Dear Readers, | |||||||||||||||||||
| Last week, we covered what to do before launch — repairs, presentation, styling, photography and price. This week: what happens immediately afterwards. | |||||||||||||||||||
| A home is new to the market only once. The first two weeks are when buyer attention peaks and the campaign carries its greatest momentum. Fourteen days may not determine the final price, but they often determine how much leverage you carry into the rest of the campaign. | |||||||||||||||||||
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Freshness Is an Asset
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| Serious buyers don’t start looking when your home appears. They have been watching for weeks, know the competing listings, have alerts set and often spot a new property within hours. That is why the first inspection attracts the broadest audience: active buyers, neighbours, researchers and people waiting for exactly this type of home. | |||||||||||||||||||
| By the second weekend, curiosity begins separating from genuine interest. The question changes from “How many came through?” to: “What did the qualified buyers do next?” | |||||||||||||||||||
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Week One · Attention
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| Week one tests whether the market notices. We track online views, enquiries, inspection numbers, buyer quality, contract requests and building-and-pest report activity — benchmarked against comparable campaigns. | |||||||||||||||||||
| But activity is not intent. Twenty groups with no follow-up tell us less than six qualified buyers generating contract requests and second inspections. | |||||||||||||||||||
| The first weekend is not a popularity contest. It is the beginning of price discovery. Early results begin to show whether the positioning is right, but any adjustment should follow evidence — not one day’s attendance. | |||||||||||||||||||
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Week Two · Evidence
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| Week two shows whether attention is becoming commitment. Are buyers requesting second inspections? Are solicitors proposing contract amendments? Has due diligence been completed? Are buyers discussing settlement, deposit and cooling-off terms? Are offers emerging — or are there clear reasons why they are not? | |||||||||||||||||||
| This is also when feedback becomes useful. One buyer calling the home overpriced is an opinion. Several qualified buyers comparing it with the same competing properties and arriving at a similar range is evidence. | |||||||||||||||||||
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Read the Numbers Together
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| No single figure tells the whole story: | |||||||||||||||||||
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| A good agent doesn’t simply report the numbers. They explain what those numbers mean — and what should happen next. | |||||||||||||||||||
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By Day 14
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| By the end of week two, the agent and seller should be able to answer five questions: | |||||||||||||||||||
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| Sometimes the correct recommendation is to hold firm. Sometimes it is to adjust the guide, correct a presentation issue, change the method of sale or speak directly with interested but hesitant buyers. Either way, the decision should rest on evidence — not impatience, panic or wishful thinking. | |||||||||||||||||||
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What to Expect From Your Agent
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| During those two weeks, your agent should follow up every genuine buyer promptly, deliver qualified feedback, identify second-inspection and contract activity, and continue benchmarking your home against the competition. They should explain emerging patterns honestly — whether encouraging or uncomfortable — and recommend a clear next step. | |||||||||||||||||||
| “Let’s give it another few weeks” isn’t a strategy unless the agent can explain what waiting is expected to achieve. The worst time to begin reading a campaign is after buyers have stopped paying attention. | |||||||||||||||||||
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David’s Take
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| A home does not become stale simply because 14 days have passed. It becomes stale when the market has seen it, rejected its current position and nothing changes. | |||||||||||||||||||
| That does not mean cutting the price after one quiet open home. It means agreeing before launch on what success should look like, what evidence will be measured and what response would trigger a review. Where appropriate, private pre-launch inspections can also provide useful early feedback before the public campaign begins. | |||||||||||||||||||
| Preparation earns the market’s attention. The first two weeks tell you what that attention is worth. | |||||||||||||||||||
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| If you are preparing to sell and would like a clear launch plan — including exactly what we measure during the first 14 days — reply to this email or call me. | |||||||||||||||||||
| Next week: When to Hold Firm — and When to Change Course. | |||||||||||||||||||
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The Lower North Shore at a Glance
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| Local activity picked up — new listings 22→29, new sales 12→23. A more active week. | |||||||||||||||||||
| But it got slower and softer at the same time — median days on market for this week’s sales jumped 30→41, and your Sale Price Index slid from −3.77% to −5.33%. More listings are selling, but with longer days on market and asking prices being discounted. | |||||||||||||||||||
| The Sydney backdrop weakened — Domain clearance 52%→48% (against 74% a year ago, so the year-on-year gap has widened right out to ~26 points), and REA NSW eased 41%→38%. | |||||||||||||||||||
| Auction supply is still climbing — Sydney auctions scheduled 800→860, even as your local auction share held around 36–37%. | |||||||||||||||||||
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| The story holds firm — about 85% sell through an auction campaign, but only one in six under the hammer. Pre-auction remains the dominant path (40%). One small shift worth noting: private treaty has ticked up to match at-auction (both 16% now). The median selling price is at $3.862m. | |||||||||||||||||||
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| The chart tells the story: a strong weekend on 26 September, followed by a sharp dip to just seven auctions over the 3 October long weekend, before the pipeline rebuilds to 25 and 24. The school holidays — 28 September to 8 October — explain the temporary anomaly. | |||||||||||||||||||
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Explore The Area
Northbridge Interactive Map
→ Click to Explore the Interactive Map
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Lower North Shore
140 Sailors Bay Road, Northbridge NSW 2063
The Monday Newsletter · Real Insight Weekly
© Raine & Horne Lower North Shore. You are receiving this because you have previously been in touch with our office about Lower North Shore property. |
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