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Team Howe Weekly
23 October 2026
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Lower North Shore · Week Ending 23 October
The Final Listing Window
280 houses on the market — but only
one-third is still fresh.
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Dear all,
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| The Lower North Shore market is beginning to show signs that we are entering the final listing window before the Christmas and New Year break. |
| New listing numbers fell by approximately 50% this week, suggesting that fewer homeowners are now choosing to commence a campaign before the end of the year. |
| Sales activity also slowed, with 6 sales recorded this week compared with 19 last week, while 7 properties are still scheduled for auction tomorrow. |
| There are currently 280 houses on the market, but the more interesting number is this: |
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Only 92 properties have been on the market for less than 30 days.
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| That means just 33% — approximately one-third — of all available stock is still relatively fresh, while two-thirds has already been on the market for more than a month. |
| As we move closer to the end of the year, this distinction becomes increasingly important. |
| For sellers, less fresh competition can create an opportunity for a well-presented and intelligently priced property entering the market now. |
| For buyers, the headline number of 280 listings may appear substantial, but once older stock is separated from genuinely fresh opportunities, the choice is considerably narrower than it first appears. |
| With only a limited number of selling weeks remaining before the Christmas and New Year slowdown, the next few weeks will be interesting to watch. |
Have a great weekend and best regards,
David and Taka |
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Auctions on 24th Oct (7)
Lower North Shore houses scheduled for auction on Saturday, with price guide.
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| # | Suburb | Address | Date | Guide |
| 1 |
Chatswood |
28 Millwood Avenue, Chatswood |
24-Oct-26 17:15 |
$1.20m |
| 2 |
Chatswood |
1 Beresford Avenue, Chatswood |
24-Oct-26 14:00 |
$3.50m |
| 3 |
Crows Nest |
165 Alexander Street, Crows Nest (relist) |
24-Oct-26 11:45 |
$3.90m |
| 4 |
Mosman |
1/66 Prince Street, Mosman |
24-Oct-26 13:00 |
$3.00m |
| 5 |
Mosman |
20 Beaconsfield Road, Mosman |
24-Oct-26 12:00 |
$5.50m |
| 6 |
Mosman |
36 Medusa Street, Mosman |
24-Oct-26 11:00 |
$9.50m |
| 7 |
Willoughby |
204 Eastern Valley Way, Willoughby |
24-Oct-26 13:30 |
$2.60m |
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Weekly Scorecard
Week ending 23 Oct vs 17 Oct 2026 · Team Howe, Lower North Shore
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23 Oct |
17 Oct |
Change |
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| This Week’s Activity |
| New listings |
22 |
44 |
▼ -50.0% |
-22 |
| Average listing price (new) |
$6.32M |
$5.13M |
▲ +23.1% |
+$1.19M |
| New sales * |
6 |
19 |
▼ -68.4% |
-13 |
| Average sale price * |
$7.63M |
$4.53M |
▲ +68.5% |
+$3.10M |
| Median DOM, sales this week * |
23 |
46 |
▼ -50.0% |
-23 days |
| Sale Price Index (SPI) * |
-4.58% |
-7.49% |
▲ +2.91 pts |
less negative |
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| 2026 To Date |
| Total listings 2026 |
1,163 |
1,142 |
▲ +1.8% |
+21 |
| Total sales 2026 |
703 |
697 |
▲ +0.9% |
+6 |
| Total withdrawn listings |
180 |
177 |
▲ +1.7% |
+3 |
| Current listings |
280 |
267 |
▲ +4.9% |
+13 |
| Median listing price (all 2026) |
$3.95M |
$3.95M |
– 0.0% |
no change |
| Median sale price (all 2026) |
$3.83M |
$3.85M |
▼ -0.5% |
-$20k |
| Median DOM, all listings |
51 |
51 |
– 0.0% |
no change |
| Median DOM, all sales |
30 |
30 |
– 0.0% |
no change |
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| Auctions and Price Moves |
| Auctions in pipeline |
115 (41%) |
101 (38%) |
▲ +13.9% |
+14 |
| Passed in |
4 |
10 |
▼ -60.0% |
-6 |
| Withdrawn |
4 |
9 |
▼ -55.6% |
-5 |
| Price adjusted down |
15 |
21 |
▼ -28.6% |
-6 |
| Price adjusted up |
1 |
8 |
▼ -87.5% |
-7 |
| Auction date changed |
6 |
9 |
▼ -33.3% |
-3 |
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* Based on 6 sales only. A warning light, not a trend.
Arrows show direction only, not good or bad. Amber up, charcoal down, grey flat.
23 Oct is a Friday snapshot and will be revised after the weekend. 17 Oct is the revised figure.
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What this means for you
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If you’re selling
| Homes are taking longer to sell — the region median is 30 days, up from 27 last year — so allow a longer time line and price to the current market, not last year’s. | | Buyers are negotiating: this week 15 listings cut their asking price against 1 increases. | | Auction remains a strong option — 101 auctions or EOI campaigns are booked across the coming weeks, 36% of current listings. |
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If you’re buying
| The region median has eased 9.2% to $3.83m, and there is more choice: 1,163 new listings so far this year. | | Fewer competing buyers — sales are tracking about 25% below last year, so well-priced homes are still selling but with less pressure. | | 12 of the 17 reliably measured suburbs have a lower median than 2025 — see the movers below. |
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David Howe
Partner Agent · Raine & Horne Lower North Shore
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Taka Shino
Team Howe · Raine & Horne Lower North Shore
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Lower North Shore
140 Sailors Bay Road, Northbridge NSW 2063
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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