Sydney’s prestige harbour, eastern suburbs, and inner-west markets continue to demonstrate strong underlying demand, albeit with clear variation between high-end discretionary markets and high-volume, owner-occupier-driven suburbs.
Across this dataset, 509 new listings generated 173 advised sales (~34% absorption rate), reflecting a more selective buyer environment, particularly at the upper end of the market. While transaction volumes remain strong in key hubs like Mosman and Neutral Bay, extended selling periods and vendor discounting in certain pockets highlight increasing buyer discipline.
Market Summary – Last 60 Days
- Total Listings: 509
- Total Advised Sales: 173
- Average absorption rate: ~34%
Standout Metrics:
- Fastest Selling Suburb: Elizabeth Bay (14.11 days)
- Slowest Selling Suburb: Point Piper (102.24 days)
- Strongest Vendor Premium: Summer Hill (+2.54%)
- Largest Discounting: Double Bay (-2.56%)
- Highest Transaction Volume: Mosman (90 sales)
What This Means for Buyers
The data highlights a three-speed Sydney market:
- Prestige harbour markets such as Point Piper and Double Bay are experiencing longer selling cycles and greater negotiation, creating opportunities for well-positioned buyers.
- High-volume, lifestyle-driven suburbs like Mosman and Neutral Bay continue to provide depth and consistent turnover, appealing to both families and investors.
- Inner-west markets such as Summer Hill are demonstrating strong momentum, with fast sales and vendor premiums reflecting high buyer competition.
Point Piper, NSW 2027
- New Sale Listings: 15
- Average Days on Market: 102.24 days, the longest across all suburbs.
- Vendor Premium: +1.67%
- Recently Advised Sales: 6 (~40% absorption).
- Withdrawn Listings: 15, reflecting vendor patience.
- Total Rental Listings: 16, indicating extremely tight supply.
Key Insights:
Point Piper continues to represent the very top end of Sydney’s prestige market, where transactions are infrequent and highly dependent on buyer timing and specific asset appeal.
While the extended 102-day selling period highlights a slower transactional pace, the fact that vendors are still achieving a +1.67% premium demonstrates that high-quality, unique properties continue to command strong pricing. This is a market where buyers are highly selective, but when the right asset emerges, competition remains strong. The high withdrawal rate reinforces that vendors are often prepared to wait rather than discount.
Double Bay, NSW 2028
- New Sale Listings: 44
- Average Days on Market: 29.36 days
- Vendor Discount: -2.56%, the largest in this dataset.
- Recently Advised Sales: 8 (~18% absorption).
- Withdrawn Listings: 21
- Total Rental Listings: 76
Key Insights:
Double Bay is currently operating in a more price-sensitive phase, particularly at the upper end of the apartment and downsizer market.
Despite relatively short selling timeframes, the low absorption rate (~18%) indicates that a significant portion of stock is not transacting. The -2.56% vendor discount highlights that buyers are negotiating firmly, particularly on overpriced or secondary stock. This suggests a market where pricing accuracy is critical and where buyers have increased leverage,
especially in the premium apartment segment.
Elizabeth Bay, NSW 2011
- New Sale Listings: 69
- Average Days on Market: 14.11 days, the fastest across this dataset.
- Vendor Discount: -0.31%, indicating minimal pricing movement.
- Recently Advised Sales: 16
(~23% absorption). - Withdrawn Listings: 45, suggesting selective vendor behaviour.
- Total Rental Listings: 113, supporting strong tenant demand.
Key Insights:
Elizabeth Bay continues to operate as a highly efficient, liquidity-driven apartment market, with strong demand concentrated around well-located, character and harbour-adjacent stock.
Despite a moderate absorption rate, the standout metric is the very short selling timeframe, with properties transacting in just over two weeks on average. This indicates that well-priced, high-quality apartments are being absorbed extremely quickly, while secondary or overpriced stock is more likely to be withdrawn rather than discounted.
Mosman, NSW 2088
- New Sale Listings: 242
- Average Days on Market: 32.92 days.
- Vendor Discount: -0.20%, indicating
pricing stability. - Recently Advised Sales: 90
(~37% absorption). - Withdrawn Listings: 117
- Total Rental Listings: 252
Key Insights:
Mosman remains Sydney’s largest and most active market in this dataset, offering depth across multiple price points and property types.
With nearly 250 listings, Mosman provides one of the most diverse buying environments in Sydney. The relatively balanced absorption rate and minimal discounting indicate a stable and well-functioning market, where supply is being absorbed at a steady pace. The high number of withdrawals suggests that vendors are sensitive to pricing but not under pressure to sell,
reinforcing Mosman’s long-term appeal.
Neutral Bay, NSW 2089
- New Sale Listings: 105
- Average Days on Market: 34.89 days.
- Vendor Premium: +1.70%,
indicating competitive buyer conditions. - Recently Advised Sales: 34
(~32% absorption). - Withdrawn Listings: 53
- Total Rental Listings: 212, reflecting strong rental depth.
Key Insights:
Neutral Bay continues to operate as a high-volume, investor-friendly market, with consistent demand across apartments and entry-level homes.
The +1.70% vendor premium is particularly notable given the relatively high listing volume, suggesting that demand remains strong for well-located properties. Neutral Bay’s large rental pool highlights its appeal to investors, while its proximity to the CBD continues to drive consistent buyer enquiry.
Summer Hill, NSW 2130
- New Sale Listings: 34
- Average Days on Market: 17.88 days.
- Vendor Premium: +2.54%, the highest across all suburbs.
- Recently Advised Sales: 19 (~56% absorption).
- Withdrawn Listings: 37
- Total Rental Listings: 100
Key Insights:
Summer Hill is emerging as one of the strongest-performing inner-west markets, driven by strong owner-occupier demand and limited quality stock.
The combination of a high absorption rate (~56%), fast selling timeframe (under 18 days) and +2.54% vendor premium highlights a suburb experiencing strong buyer competition. Demand is particularly strong for character homes and renovated terraces, with buyers willing to pay above asking price for quality assets.
Summary of March Insights
For buyers, the opportunity lies in identifying where urgency meets value, targeting slower-moving prestige markets for
negotiation, while acting decisively in high-demand suburbs where competition remains strong.
At Rose and Jones Buyers Agents we continue to see strong results for clients who combine suburb-level data with disciplined acquisition strategies and off-market access.
Thinking about buying or investing? Get in touch with Byron Rose at Rose & Jones for expert buying and investment guidance.
