As we move through the middle of the school holidays, buyer attendance at open home inspections has naturally softened a touch. While overall numbers are down, the quality of enquiry remains encouraging. The buyers who are taking the time to inspect our properties are generally doing so with genuine intent. They're actively looking to purchase, even if they are taking a bit longer to become comfortable enough to engage, negotiate and ultimately commit.
That caution is equally evident on the selling side. Most sellers coming to market today have a clear reason for doing so, whether it's upsizing, downsizing, relocating or a change in personal circumstances. In contrast, sellers simply testing the market or holding out for an aspirational price are finding this cycle less forgiving. Today's market rewards realistic expectations, thoughtful strategy, and patience throughout the sales process.
The past week provided another good example of this. We were delighted to secure several strong sales across the group, including 35 Cecily Street and a new suburb record on Hillcrest Avenue, Ashfield. Importantly, both properties followed a path we're seeing with increasing regularity. Neither sold immediately. Both campaigns progressed through their full marketing programme before selling after auction, reinforcing that success in today's market is rarely about speed. More often, it's about allowing the right buyer enough time to reach a decision.
That pattern is becoming increasingly consistent across almost every price bracket. Most properties are generating somewhere between one and three genuinely competitive buyers throughout a campaign. While that may sound modest, it's enough to produce an excellent result, provided the right buyer is identified and the campaign is managed correctly. The challenge is that sellers often have only one genuine opportunity to connect with that purchaser. They may appear during the first week of the campaign or they may not emerge until several weeks later. The timing is impossible to predict, which is why consistency remains so important. Marketing must continue to reach fresh audiences, inspections need to maintain momentum, and every enquiry deserves careful follow-up.
The reality is that today's buyers are navigating far more complexity than simply deciding whether they like a property. Every purchasing decision is layered with economic uncertainty, media headlines, lending conditions, the challenge of selling an existing property and no shortage of opinions from family, friends and commentators. Unsurprisingly, that creates a slower, more considered decision-making process than we've experienced in stronger market conditions.
Encouragingly, however, well-positioned properties continue to achieve outstanding results. While the broader market has cooled from its peak, many of the sales we're negotiating remain surprisingly close to record pricing. Buyers are still prepared to compete for quality real estate when value is evident, expectations are aligned and the campaign has been executed professionally.
Looking ahead, our attention is already turning towards spring. Campaigns launching over the coming months are well advanced, with photography, styling, maintenance and marketing preparations already underway. For anyone considering a move in 2026, now is the ideal time to begin planning.
History consistently shows that once we move deeper into November and towards December, buyer engagement begins to fade as attention shifts towards school holidays, Christmas and summer travel. Given the economic uncertainty buyers have worked through this year, we expect that seasonal fatigue may arrive earlier than usual. Planning ahead has never been more important.
If you're considering selling, buying or simply seeking an informed view of your property's current position in the market, we'd be delighted to help.
