June 30, 2025 • 16 mins
The property market landscape across Sydney's Northern Beaches has undergone significant shifts in the first half of 2025, presenting both challenges and opportunities for buyers and sellers alike. What started as a rocky period has gradually stabilised, creating a unique market environment characterised by reduced stock levels and heightened buyer activity.
With approximately 640-650 properties currently listed across the Northern Beaches—well below the typical 850—we're witnessing a fascinating market dynamic where quality properties are quickly snapped up while less desirable offerings linger. This dichotomy has fuelled a competitive buyer landscape, particularly for homes that tick the three essential boxes: proximity to water, convenient access to shops, and good transport connections.
The buyer demographic has diversified remarkably this year. First-home buyers dominate the entry-level market, often purchasing with partners to strengthen their loan applications or receiving parental assistance. Meanwhile, downsizers seeking luxury properties with specific features like lifts and low-maintenance yards represent another significant buying force. Perhaps most notably, we're observing the return of investors to the market despite the April legislation preventing overseas investors from purchasing Australian property.
Interest rates have emerged as the primary market driver, with each 0.25% cut increasing borrowing capacity by an impressive 7-10%. With predictions of rates reaching 3.1% by June 2026, buyers are rushing to enter the market before potential price increases follow the expanded borrowing capacity. This has created a compelling opportunity for sellers who choose to list now rather than waiting for spring—a strategy we describe as "selling in isolation rather than competition."
Got questions about timing your next property move in the Northern Beaches? Visit our office on the corner of Pittwater Road in Dee Why on Delmar Parade. We're available until 8pm every Monday and ready to provide personalised advice for your specific situation.
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Transcript
Episode Transcript
Available transcripts are automatically generated. Complete accuracy is not guaranteed.
Speaker 1 (00:01):
Good afternoon, good evening, everyone tuning in to
tonight's Novak News, or RealTalk as we now call it.
Tonight you have myself, thomasSims and next to me, Jonathan
Vescio from the Novak sales team, and we're discussing this
Northern Beaches mid-yearproperty market recap and what's
(00:25):
ahead for the second half of2025.
Stay tuned, hello, helloeveryone, welcome.
(00:51):
Hope you're well, hopeeveryone's had a nice weekend.
It's Monday night and we areready to really dive deep into
what has happened so far in thefirst half.
We're calling it of 2025 beingthe 30th of June, and we'll give
you our local insights to whatwe think is to come in the
(01:11):
second half, as you'd call it.
Jono, how are you?
Speaker 2 (01:15):
Yeah, good, good, I like the new music.
Yeah, nice.
Yeah, it's actually quite good.
Starting off with Real Talkthis is our first ever Real Talk
session.
Yeah, yeah, used to be MondayNight News.
We've swapped it up a bit.
I quite like it.
Speaker 1 (01:28):
Yeah, it feels more human.
Yeah, it feels like more of aconversation rather than like
we're presenting as news anchors.
Yeah, yeah, that's very true.
So I feel a bit morecomfortable, yeah, a bit more
comfortable, yeah.
Yeah, let's talk about whatwe've seen so far in 2025,
selling, renting, everythingincluded.
(01:50):
So we'll jump straight in anddiscuss price trends, which is a
big topic across the northernbeaches here in Sydney.
A lot of people we're speakingwith you know buyers, sellers,
investors, developers, it's all.
It's one of the first questionswe hear have prices risen,
dipped or held steady andstabilised.
Speaker 2 (02:12):
What do you think so far?
So far, I mean it's been alittle bit of a wavy market, to
be honest with you.
I mean I've been in sales nowfor just over two years and this
year, in comparison to lastyear, has been a very rocky year
in real estate.
I mean the first maybe fourmonths was a little bit up and
down, up and down.
We've now started to see a bitof a stable.
(02:34):
In the last month or so I'veseen we're stabilising on that
price point and where we'resitting.
But at the beginning of the yearI mean the stock levels were
higher and I mean the stock wassitting on the market for quite
some time.
It's started done a bit of aflip now.
It's actually the completeopposite to what was happening
(02:54):
at the beginning.
But those price trends I meanat the beginning of the year
they were a little bit lowerthan what they are now.
In my opinion.
I think they are on their wayup.
That's probably due to interestrate drops and more buyers
being a little bit moreconfident with their money now.
But yeah, I think it's on itsway up.
At the moment it's sitting alittle bit stable, but from the
beginning of the year, it'sdefinitely risen, yeah, and
(03:15):
speaking of stock levels, we'reholding quite steady over the
last couple of weeks at about650 properties, houses and
apartments on the northernbeaches and we're seeing stock.
Speaker 1 (03:25):
We're seeing good stock move quickly at about 650
properties, houses andapartments on the northern
beaches and we're seeing stock.
We're seeing good stock movequickly and we're also seeing
some stock just kind of sit onthe market and almost linger,
which is a point of discussionnext.
So stock levels about 650 onthe market, 640, I think.
Stock levels about 650 on themarket, 640, I think, as of 745
(03:49):
on Monday night.
So that's one thing I wanted toalso ask, jono we go to similar
open homes every Wednesday,saturday and Sunday.
But in terms of buyer activity,who have you seen buying?
Who are the clients that comethrough the open homes?
Speaker 2 (04:05):
Yeah, at the moment we're seeing I mean it's a
really good mix of both.
So, like Thomas said, thosereally well-priced properties I
mean those entry-level houses,entry-level apartments they're
going really quickly to majorityfirst-home buyers.
So we're seeing a lot of them.
I mean we're selling a lot ofthose entry-level houses to
people you know upsizing fromtheir apartments into a house.
We're seeing a lot of that kindof turnover.
(04:26):
We're seeing a lot of having tosell to buy, though.
So a lot of those buyers whoare having to sell their
two-bedroom apartment to thenbuy a house.
We're not seeing a lot ofpeople who are able to hold on
to those previous assets, turnthem into an investment and then
move into the house per se.
So I mean we're getting a lotof those first home buyers,
people looking to their firsthome or even their first
(04:47):
apartment.
We're getting a lot of thosepeople coming through as well,
as we're actually getting quitea few investments, as, of the
past couple of weeks, theinvestors are starting to pick
up a little bit now, definitelyspeaking to a lot more at Open
Homes.
Yeah, I'm speaking.
Speaker 1 (04:59):
I do a bit lower priced stock than Jonathan here
and I see a lot of first-homebuyers.
I speak to a lot of first-homebuyers buying with their
partners so that they can gettheir loans, and even young
young adults who are gettinghelp from their parents.
It's quite regular that I seethose types of buyers.
(05:23):
I've also been meeting a lot ofdownsizers, people who are or
have sold their homes.
You know four or five-bedroomhouses and are now just looking
to downsize and do a two-bedroomapartment, for example, so that
their kids can come and stayevery now and again or they can
just have that second bed astheir office workspace.
Speaker 2 (05:47):
And that's.
That's very true.
Yeah, so I'm seeing thosedownsizes as well.
I mean we've got a luxury,brand-new duplex up in Seaforth
and we're getting a lot of thosedownsizes as well.
I mean we've got a luxury, uh,brand new duplex up in c4th and
we're getting a lot of thosedownsizes who want the lift, who
want the little bit of a yardbut don't want to do the
maintenance.
That's got astroturf, so it'svery low maintenance.
Um, it's very convenient for um, for older people looking to,
you know, buy the last place andstay there forever, kind of
(06:08):
thing.
We're getting a lot of thosecoming through as well.
So we're seeing a very diversemarket.
It's been everywhere.
Speaker 1 (06:14):
But there's lots and lots of them, yeah, in all
properties all across our openhome run.
There's buyers everywhere foralmost everything, yeah.
Speaker 2 (06:25):
We very rarely get a zero through an open.
Over the past maybe month or so, it's been very intense really
with the open homes.
We're getting 10 to 20 groupsthrough some open.
So it's the buyers aredefinitely out there and there's
a lot of them, um, and they'recoming in waves and they're all
looking at very similar things.
So that's stuff that's wellpriced, um, stuff that's
(06:45):
obviously convenient.
So we're seeing a lot of peoplewant to be closer to the water,
want to be close to shops, um,and want to be close to
transport.
Those are the big three factorsfor a lot of people and if
you've got those three things ina property, I mean you're
getting 20 groups to run open onthe weekend.
Speaker 1 (06:58):
Yeah, and I actually want to link that to what we're
coming to next.
It's really important that youlink that to what's been driving
the market so far in this firsthalf we'll call it of 2025.
And a major, major factor I'veseen is the first interest rate
cut this year, and alsoeveryone's looking closely at
(07:22):
what's coming.
So we have a lot of clientsthat we talk to, a lot of
financial advisors and brokerswho have predicted a further two
rate cuts in what we'll callthe second half of 2025.
I just want to talk about thatas well and how that drives the
market and how it's brought thismassive wave of buyers into
(07:46):
this pool of stock in thenorthern beaches.
Speaker 2 (07:50):
Yeah, well, I mean, the interest rates have dropped
quite a bit, which is probablywhy we're seeing not as much
stock on the market, becausepeople don't really need to
worry about selling if they've.
They're not paying as muchinterest um on their mortgage.
So I think we're seeing a lotless stock due to that, but we
are also seeing a lot morebuyers due to that.
So it's it's not reallybalanced itself out at the
moment.
We've got too many buyers andnot enough stock um, which never
(08:11):
really happens.
It's typically the other wayaround we've got a lot of stock
but not enough buyers, um, so atthe moment, it's actually
really good for a seller'smarket because there's not a lot
of there's a lot of competition.
Sorry for the buyers, um, andthere's not much to choose from.
So, um, I mean yeah, that'skind of my take on it there's
there's not really muchhappening.
But those interest rates therethere's now been two drops,
obviously this year, um, andthey're predicting that the
(08:33):
rate's going to be down to 3.1percent by june 2026.
So I mean going into the thesecond half of the year and and
everybody's who's seeing thisinformation that you know
they're jumping on it, that theyhave to, they have to buy now,
um, before the prices get toohigh, which is what everybody's
predicting, um, but in myopinion I think that's kind of
the drive from the market.
Those two, those two interestrate drops, have done so much
(08:54):
for people being able to borrow.
I mean every single 0.25percent drop we see in interest
rates that increases yourborrowing capacity by seven to
ten percent, yeah, every time.
So I mean, if there's anotherthree of those going into next
year, then you know theborrowing capacity goes up by a
lot yeah, that's incredibleinsight to have, you don't?
Speaker 1 (09:10):
you don't see that or hear that um every day, and
especially coming from youragent.
I know a lot of people have badpersonas of real estate agents,
but you've got to understandthat this is what we hear.
This is what we do every day.
We live and breathe this.
It's an incredible, incredibletip to get from an agent.
That's how you can almostdifferentiate a good agent from
a bad agent.
They'll tell you these thingsand I want to link that as well.
(09:38):
I was going to talk about somemaybe global factors, um, that
are affecting the market.
You know, with stock um thestock market being quite
uncertain, um people looking togo into property, but I really
love the tip you gave everyonejust then.
So let's move to theopportunities buyers and sellers
have in this current marketwith our local insights and
you've just heard one there sohe's given you a great tip for a
buyer in this low stock marketyou need to buy now.
(09:59):
It is an incredible time to buynow.
I know there's further interestrates coming, but you've got to
understand with such low stock,this is the time to buy.
Do you have any advice forsellers on timing and
presentation of their propertiesin today's market.
Speaker 2 (10:13):
Yeah, yeah, well, for sellers.
I mean, I think everybody'salways waiting for spring.
In my opinion, I don't reallysee it.
I get why everybody wants towait for spring, because it's,
you know, the sunniest suburb,especially around here.
It's a sunny suburb.
You want to be near the beach.
That's the kind of thelifestyle that you're trying to.
You know, sell to a buyer.
(10:34):
But in saying that I mean thatright now there's 640 stock on
the market and we typically seeabout 850 across the whole
northern beaches.
So we're down by about 200 um,which doesn't sound like a lot
when you've got 640, but it's,it's a lot.
Yeah, you know, when you, whenyou walk past a for sale, sign
in dy, then you kind of you'rekind of thirding that to what
you would typically see um.
So I mean there's, there's notmuch stock out there.
So it's a good time to sellwhen there's no stock.
That's my advice to buyer whenyou see there's low stock and
(10:57):
the agent's telling you thatthere's no stock on the market,
it's the best time to sell,because you're best to sell in
isolation rather than incompetition.
So you don't want to becompeting with 900 properties on
the market, you'd rather becompeting with 600.
Speaker 1 (11:09):
Quote that you need to quote that if you're
listening in.
You need to sell in isolation,not competition.
That is something that you justneed to embed into your head if
you're thinking of selling, andhe's absolutely spot on there.
We met with a client todaywho's thinking of selling her
property.
She is very smart, she's veryactive in the market, she knows
what's selling, she knows what'son the market, and we just we
(11:32):
gave her one sentence and it wasthat there's 13 other
properties similar to hers onthe market right now in her
suburb.
And she got.
She pretty much said exactlywhat jono said she wants to sell
it right now, as soon aspossible, because she knows now
is the time to put her propertyon the market.
Yep, so Again, it's a trendwe're seeing week to week.
(11:54):
Owners are telling us and wemake probably combined 500 to
1,000 calls a week from ourphones just from two phones and
the trend we're seeing is thatowners are waiting until spring.
So we heavily advise you tojust rethink your timing there.
Presentation a lot ofproperties here speak for
(12:15):
themselves and they work forthemselves, but it's the timing
that's so, so important in amarket like this.
You really need to think aboutstock levels, you really need to
think about how many buyers areout there.
So that's again another tipfrom an agent, from your local
agent, that you just need totake into account when you're
thinking about these things.
Speaker 2 (12:35):
I think also just quickly, we need to touch on the
.
If your property does presentbetter in the summer or in the
spring, then you should beputting your property on the
market then, regardless of thestock.
So some places are northeastfacing.
You get amazing light in summer, but you get shocking light in
winter.
So that's when you've also gotto look at that sort of stuff as
well.
So some places don't presentamazingly in winter.
(12:59):
They're cold, they don't gettoo much natural light in winter
just due to the sun trajectory.
But during summertime if youhave better light coming in and
your property looks morepresentable, then it's
definitely a good time to pop iton then.
So you've also got to take thatinto account as well.
Yeah, beautiful.
Speaker 1 (13:10):
Beautifully said.
All right, so now we're gonnaalmost wrap up, but we're gonna
tell you what to expect in thesecond half of 2025, july
through to december.
Um, we've already we've already, you know spoken about is there
a spring surge?
Are we predicting a springsurge?
Speaker 2 (13:30):
I'd.
I don't.
I don't think so personally.
Um, I mean, we spoke to aphotographer today who does he's
been doing photography forproperty for over 10 years and
he does a lot for all agenciesalong the Northern Beaches and
he said he's down about 60% towhat he usually is.
So usually we do see a springsurge.
We have felt it coming in thelast few years, but in this year
(13:50):
it seems like we're not seeingtoo much of a surge going to be
coming in spring.
I mean, there definitely willbe stock dropping, but I don't
think it's going to be asintense as everybody's thinking.
Speaker 1 (13:59):
Yeah, I agree with you, you know, sitting at $6.50
stock when we usually have about$8.50, I can't even see it
coming up there.
I know there's going to bestock that sells very quickly
and that's going to have a goodfactor coming into spring.
When you get into spring andyou have all of your like he
(14:20):
said north-facing apartments,they're going to move so, so
quickly.
They're going to melt likebutter.
It is going to be crazy.
So you need to take that intoaccount if you're looking.
Another you know potentialmarket headwind to think about
is cost of living, the interestrate predictions that we
(14:41):
discussed and even investorconfidence as well.
So, as we said, we have a fewinvestors over the last couple
of weeks coming to our openhomes you need to think about is
investor confidence rising oris it deplenishing?
Speaker 2 (14:57):
Yeah, yeah, exactly.
Speaker 1 (14:59):
And.
Speaker 2 (14:59):
I think we're seeing.
We're still seeing a lot ofinvestors.
Surprisingly, due to, you know,the April 1st, the laws change,
legislation change.
We weren't able we're no longerable to sell to overseas
investors I think it was for 24months, off the top of my head
so we're not seeing thoseoverseas investors coming in,
but we are still seeing a lot ofinvestors on the northern
beaches.
Surprisingly, as long as youreside in Australia, really, you
(15:22):
can buy properties andinvestment, but if you do have
an overseas address, you cannot.
So that's a good bit of insightfor people.
Some people don't know that.
I actually didn't know thatuntil last week yeah, last week,
when somebody tried to buy withan american address and um, and
then I found out thelegislation.
So, um, it's always good toknow that sort of stuff there
you go, so we're going to wrapthis up, um.
Speaker 1 (15:43):
If you have any questions about the second half
of 2025, if you need to chatwith us, um to find out when
would be a good time to sellyour property or when's a good
time to buy your next property,feel free to come into our
office.
You know where we are on thecorner of Pitwater Road in DY on
Delmar Parade.
We're always available.
(16:03):
As you know, we're here tilleight o'clock every Monday.
We'll be in the office wheneveryou are available.
Hope you guys have a reallygood night and we'll see you
again.
Speaker 2 (16:21):
We'll chat with you again in a few weeks time.
We're back on real talk, onreal talk, all right, good night
guys.
Thanks for being one.
Good afternoon, good evening, everyone tuning in to
tonight's Novak News, or RealTalk as we now call it.
Tonight you have myself, thomasSims and next to me, Jonathan
Vescio from the Novak sales team, and we're discussing this
Northern Beaches mid-yearproperty market recap and what's
(00:25):
ahead for the second half of2025.
Stay tuned, hello, helloeveryone, welcome.
(00:51):
Hope you're well, hopeeveryone's had a nice weekend.
It's Monday night and we areready to really dive deep into
what has happened so far in thefirst half.
We're calling it of 2025 beingthe 30th of June, and we'll give
you our local insights to whatwe think is to come in the
(01:11):
second half, as you'd call it.
Jono, how are you?
Speaker 2 (01:15):
Yeah, good, good, I like the new music.
Yeah, nice.
Yeah, it's actually quite good.
Starting off with Real Talkthis is our first ever Real Talk
session.
Yeah, yeah, used to be MondayNight News.
We've swapped it up a bit.
I quite like it.
Speaker 1 (01:28):
Yeah, it feels more human.
Yeah, it feels like more of aconversation rather than like
we're presenting as news anchors.
Yeah, yeah, that's very true.
So I feel a bit morecomfortable, yeah, a bit more
comfortable, yeah.
Yeah, let's talk about whatwe've seen so far in 2025,
selling, renting, everythingincluded.
(01:50):
So we'll jump straight in anddiscuss price trends, which is a
big topic across the northernbeaches here in Sydney.
A lot of people we're speakingwith you know buyers, sellers,
investors, developers, it's all.
It's one of the first questionswe hear have prices risen,
dipped or held steady andstabilised.
Speaker 2 (02:12):
What do you think so far?
So far, I mean it's been alittle bit of a wavy market, to
be honest with you.
I mean I've been in sales nowfor just over two years and this
year, in comparison to lastyear, has been a very rocky year
in real estate.
I mean the first maybe fourmonths was a little bit up and
down, up and down.
We've now started to see a bitof a stable.
(02:34):
In the last month or so I'veseen we're stabilising on that
price point and where we'resitting.
But at the beginning of the yearI mean the stock levels were
higher and I mean the stock wassitting on the market for quite
some time.
It's started done a bit of aflip now.
It's actually the completeopposite to what was happening
(02:54):
at the beginning.
But those price trends I meanat the beginning of the year
they were a little bit lowerthan what they are now.
In my opinion.
I think they are on their wayup.
That's probably due to interestrate drops and more buyers
being a little bit moreconfident with their money now.
But yeah, I think it's on itsway up.
At the moment it's sitting alittle bit stable, but from the
beginning of the year, it'sdefinitely risen, yeah, and
(03:15):
speaking of stock levels, we'reholding quite steady over the
last couple of weeks at about650 properties, houses and
apartments on the northernbeaches and we're seeing stock.
Speaker 1 (03:25):
We're seeing good stock move quickly at about 650
properties, houses andapartments on the northern
beaches and we're seeing stock.
We're seeing good stock movequickly and we're also seeing
some stock just kind of sit onthe market and almost linger,
which is a point of discussionnext.
So stock levels about 650 onthe market, 640, I think.
Stock levels about 650 on themarket, 640, I think, as of 745
(03:49):
on Monday night.
So that's one thing I wanted toalso ask, jono we go to similar
open homes every Wednesday,saturday and Sunday.
But in terms of buyer activity,who have you seen buying?
Who are the clients that comethrough the open homes?
Speaker 2 (04:05):
Yeah, at the moment we're seeing I mean it's a
really good mix of both.
So, like Thomas said, thosereally well-priced properties I
mean those entry-level houses,entry-level apartments they're
going really quickly to majorityfirst-home buyers.
So we're seeing a lot of them.
I mean we're selling a lot ofthose entry-level houses to
people you know upsizing fromtheir apartments into a house.
We're seeing a lot of that kindof turnover.
(04:26):
We're seeing a lot of having tosell to buy, though.
So a lot of those buyers whoare having to sell their
two-bedroom apartment to thenbuy a house.
We're not seeing a lot ofpeople who are able to hold on
to those previous assets, turnthem into an investment and then
move into the house per se.
So I mean we're getting a lotof those first home buyers,
people looking to their firsthome or even their first
(04:47):
apartment.
We're getting a lot of thosepeople coming through as well,
as we're actually getting quitea few investments, as, of the
past couple of weeks, theinvestors are starting to pick
up a little bit now, definitelyspeaking to a lot more at Open
Homes.
Yeah, I'm speaking.
Speaker 1 (04:59):
I do a bit lower priced stock than Jonathan here
and I see a lot of first-homebuyers.
I speak to a lot of first-homebuyers buying with their
partners so that they can gettheir loans, and even young
young adults who are gettinghelp from their parents.
It's quite regular that I seethose types of buyers.
(05:23):
I've also been meeting a lot ofdownsizers, people who are or
have sold their homes.
You know four or five-bedroomhouses and are now just looking
to downsize and do a two-bedroomapartment, for example, so that
their kids can come and stayevery now and again or they can
just have that second bed astheir office workspace.
Speaker 2 (05:47):
And that's.
That's very true.
Yeah, so I'm seeing thosedownsizes as well.
I mean we've got a luxury,brand-new duplex up in Seaforth
and we're getting a lot of thosedownsizes as well.
I mean we've got a luxury, uh,brand new duplex up in c4th and
we're getting a lot of thosedownsizes who want the lift, who
want the little bit of a yardbut don't want to do the
maintenance.
That's got astroturf, so it'svery low maintenance.
Um, it's very convenient for um, for older people looking to,
you know, buy the last place andstay there forever, kind of
(06:08):
thing.
We're getting a lot of thosecoming through as well.
So we're seeing a very diversemarket.
It's been everywhere.
Speaker 1 (06:14):
But there's lots and lots of them, yeah, in all
properties all across our openhome run.
There's buyers everywhere foralmost everything, yeah.
Speaker 2 (06:25):
We very rarely get a zero through an open.
Over the past maybe month or so, it's been very intense really
with the open homes.
We're getting 10 to 20 groupsthrough some open.
So it's the buyers aredefinitely out there and there's
a lot of them, um, and they'recoming in waves and they're all
looking at very similar things.
So that's stuff that's wellpriced, um, stuff that's
(06:45):
obviously convenient.
So we're seeing a lot of peoplewant to be closer to the water,
want to be close to shops, um,and want to be close to
transport.
Those are the big three factorsfor a lot of people and if
you've got those three things ina property, I mean you're
getting 20 groups to run open onthe weekend.
Speaker 1 (06:58):
Yeah, and I actually want to link that to what we're
coming to next.
It's really important that youlink that to what's been driving
the market so far in this firsthalf we'll call it of 2025.
And a major, major factor I'veseen is the first interest rate
cut this year, and alsoeveryone's looking closely at
(07:22):
what's coming.
So we have a lot of clientsthat we talk to, a lot of
financial advisors and brokerswho have predicted a further two
rate cuts in what we'll callthe second half of 2025.
I just want to talk about thatas well and how that drives the
market and how it's brought thismassive wave of buyers into
(07:46):
this pool of stock in thenorthern beaches.
Speaker 2 (07:50):
Yeah, well, I mean, the interest rates have dropped
quite a bit, which is probablywhy we're seeing not as much
stock on the market, becausepeople don't really need to
worry about selling if they've.
They're not paying as muchinterest um on their mortgage.
So I think we're seeing a lotless stock due to that, but we
are also seeing a lot morebuyers due to that.
So it's it's not reallybalanced itself out at the
moment.
We've got too many buyers andnot enough stock um, which never
(08:11):
really happens.
It's typically the other wayaround we've got a lot of stock
but not enough buyers, um, so atthe moment, it's actually
really good for a seller'smarket because there's not a lot
of there's a lot of competition.
Sorry for the buyers, um, andthere's not much to choose from.
So, um, I mean yeah, that'skind of my take on it there's
there's not really muchhappening.
But those interest rates therethere's now been two drops,
obviously this year, um, andthey're predicting that the
(08:33):
rate's going to be down to 3.1percent by june 2026.
So I mean going into the thesecond half of the year and and
everybody's who's seeing thisinformation that you know
they're jumping on it, that theyhave to, they have to buy now,
um, before the prices get toohigh, which is what everybody's
predicting, um, but in myopinion I think that's kind of
the drive from the market.
Those two, those two interestrate drops, have done so much
(08:54):
for people being able to borrow.
I mean every single 0.25percent drop we see in interest
rates that increases yourborrowing capacity by seven to
ten percent, yeah, every time.
So I mean, if there's anotherthree of those going into next
year, then you know theborrowing capacity goes up by a
lot yeah, that's incredibleinsight to have, you don't?
Speaker 1 (09:10):
you don't see that or hear that um every day, and
especially coming from youragent.
I know a lot of people have badpersonas of real estate agents,
but you've got to understandthat this is what we hear.
This is what we do every day.
We live and breathe this.
It's an incredible, incredibletip to get from an agent.
That's how you can almostdifferentiate a good agent from
a bad agent.
They'll tell you these thingsand I want to link that as well.
(09:38):
I was going to talk about somemaybe global factors, um, that
are affecting the market.
You know, with stock um thestock market being quite
uncertain, um people looking togo into property, but I really
love the tip you gave everyonejust then.
So let's move to theopportunities buyers and sellers
have in this current marketwith our local insights and
you've just heard one there sohe's given you a great tip for a
buyer in this low stock marketyou need to buy now.
(09:59):
It is an incredible time to buynow.
I know there's further interestrates coming, but you've got to
understand with such low stock,this is the time to buy.
Do you have any advice forsellers on timing and
presentation of their propertiesin today's market.
Speaker 2 (10:13):
Yeah, yeah, well, for sellers.
I mean, I think everybody'salways waiting for spring.
In my opinion, I don't reallysee it.
I get why everybody wants towait for spring, because it's,
you know, the sunniest suburb,especially around here.
It's a sunny suburb.
You want to be near the beach.
That's the kind of thelifestyle that you're trying to.
You know, sell to a buyer.
(10:34):
But in saying that I mean thatright now there's 640 stock on
the market and we typically seeabout 850 across the whole
northern beaches.
So we're down by about 200 um,which doesn't sound like a lot
when you've got 640, but it's,it's a lot.
Yeah, you know, when you, whenyou walk past a for sale, sign
in dy, then you kind of you'rekind of thirding that to what
you would typically see um.
So I mean there's, there's notmuch stock out there.
So it's a good time to sellwhen there's no stock.
That's my advice to buyer whenyou see there's low stock and
(10:57):
the agent's telling you thatthere's no stock on the market,
it's the best time to sell,because you're best to sell in
isolation rather than incompetition.
So you don't want to becompeting with 900 properties on
the market, you'd rather becompeting with 600.
Speaker 1 (11:09):
Quote that you need to quote that if you're
listening in.
You need to sell in isolation,not competition.
That is something that you justneed to embed into your head if
you're thinking of selling, andhe's absolutely spot on there.
We met with a client todaywho's thinking of selling her
property.
She is very smart, she's veryactive in the market, she knows
what's selling, she knows what'son the market, and we just we
(11:32):
gave her one sentence and it wasthat there's 13 other
properties similar to hers onthe market right now in her
suburb.
And she got.
She pretty much said exactlywhat jono said she wants to sell
it right now, as soon aspossible, because she knows now
is the time to put her propertyon the market.
Yep, so Again, it's a trendwe're seeing week to week.
(11:54):
Owners are telling us and wemake probably combined 500 to
1,000 calls a week from ourphones just from two phones and
the trend we're seeing is thatowners are waiting until spring.
So we heavily advise you tojust rethink your timing there.
Presentation a lot ofproperties here speak for
(12:15):
themselves and they work forthemselves, but it's the timing
that's so, so important in amarket like this.
You really need to think aboutstock levels, you really need to
think about how many buyers areout there.
So that's again another tipfrom an agent, from your local
agent, that you just need totake into account when you're
thinking about these things.
Speaker 2 (12:35):
I think also just quickly, we need to touch on the
.
If your property does presentbetter in the summer or in the
spring, then you should beputting your property on the
market then, regardless of thestock.
So some places are northeastfacing.
You get amazing light in summer, but you get shocking light in
winter.
So that's when you've also gotto look at that sort of stuff as
well.
So some places don't presentamazingly in winter.
(12:59):
They're cold, they don't gettoo much natural light in winter
just due to the sun trajectory.
But during summertime if youhave better light coming in and
your property looks morepresentable, then it's
definitely a good time to pop iton then.
So you've also got to take thatinto account as well.
Yeah, beautiful.
Speaker 1 (13:10):
Beautifully said.
All right, so now we're gonnaalmost wrap up, but we're gonna
tell you what to expect in thesecond half of 2025, july
through to december.
Um, we've already we've already, you know spoken about is there
a spring surge?
Are we predicting a springsurge?
Speaker 2 (13:30):
I'd.
I don't.
I don't think so personally.
Um, I mean, we spoke to aphotographer today who does he's
been doing photography forproperty for over 10 years and
he does a lot for all agenciesalong the Northern Beaches and
he said he's down about 60% towhat he usually is.
So usually we do see a springsurge.
We have felt it coming in thelast few years, but in this year
(13:50):
it seems like we're not seeingtoo much of a surge going to be
coming in spring.
I mean, there definitely willbe stock dropping, but I don't
think it's going to be asintense as everybody's thinking.
Speaker 1 (13:59):
Yeah, I agree with you, you know, sitting at $6.50
stock when we usually have about$8.50, I can't even see it
coming up there.
I know there's going to bestock that sells very quickly
and that's going to have a goodfactor coming into spring.
When you get into spring andyou have all of your like he
(14:20):
said north-facing apartments,they're going to move so, so
quickly.
They're going to melt likebutter.
It is going to be crazy.
So you need to take that intoaccount if you're looking.
Another you know potentialmarket headwind to think about
is cost of living, the interestrate predictions that we
(14:41):
discussed and even investorconfidence as well.
So, as we said, we have a fewinvestors over the last couple
of weeks coming to our openhomes you need to think about is
investor confidence rising oris it deplenishing?
Speaker 2 (14:57):
Yeah, yeah, exactly.
Speaker 1 (14:59):
And.
Speaker 2 (14:59):
I think we're seeing.
We're still seeing a lot ofinvestors.
Surprisingly, due to, you know,the April 1st, the laws change,
legislation change.
We weren't able we're no longerable to sell to overseas
investors I think it was for 24months, off the top of my head
so we're not seeing thoseoverseas investors coming in,
but we are still seeing a lot ofinvestors on the northern
beaches.
Surprisingly, as long as youreside in Australia, really, you
(15:22):
can buy properties andinvestment, but if you do have
an overseas address, you cannot.
So that's a good bit of insightfor people.
Some people don't know that.
I actually didn't know thatuntil last week yeah, last week,
when somebody tried to buy withan american address and um, and
then I found out thelegislation.
So, um, it's always good toknow that sort of stuff there
you go, so we're going to wrapthis up, um.
Speaker 1 (15:43):
If you have any questions about the second half
of 2025, if you need to chatwith us, um to find out when
would be a good time to sellyour property or when's a good
time to buy your next property,feel free to come into our
office.
You know where we are on thecorner of Pitwater Road in DY on
Delmar Parade.
We're always available.
(16:03):
As you know, we're here tilleight o'clock every Monday.
We'll be in the office wheneveryou are available.
Hope you guys have a reallygood night and we'll see you
again.
Speaker 2 (16:21):
We'll chat with you again in a few weeks time.
We're back on real talk, onreal talk, all right, good night
guys.
Thanks for being one.
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