Sydney property: The national obsession and the reality beneath it

Is Sydney the most monitored and critiqued property market in the world? There’s a fair argument it is. No other city analyses its housing heartbeat with such intensity. We pay the highest online advertising costs of any residential market in the world – a high-end New York apartment on the MLS will cost under $1k, while in Sydney we pay around $4k per portal. Two of them. Every week. For pixels on a screen. Yet, like clockwork, new listings appear.

Economists and analysts dissect every movement, and because Sydney is an auction-dominated market, we receive real-time readings almost like tracking shares. Firms like Cotality and SQM Research now publish daily price monitors. Add to that a Reserve Bank under constant scrutiny and a government pressured to fix affordability, and you get a national pastime disguised as economics.

At ground level, everyone’s a commentator. The open home is our Saturday theatre with neighbours wandering through for a cheeky look, quick to critique value and campaign strategy. It’s cultural, even charming, but it reveals something deeper: property here isn’t just shelter or status; it’s identity. So much of Australia’s wealth is tied up in bricks and mortar with private residential property ownership peaked at $11.56 trillion in June, and it continues edging higher.

Yet beneath that mountain of value, winter 2025 was slow. Supply was thin, buyers were distracted by travel and weather, and Sydney’s final auction clearance rate never climbed above 55 per cent (SQM Research). August, drenched in record rain, felt like a write-off. But those who sold through the lull were rewarded – proof that supply and demand still call the tune, even when sentiment is soft.

At the start of the year, we said the market needed at least four rate cuts to regain real momentum after thirteen hikes. Three have now landed. They haven’t sparked fireworks, but they’ve taken the edge off. Confidence is rebuilding, sellers are pragmatic, and buyers are once again engaged. This isn’t a boom or bust cycle, it’s a measured, discerning market where strategy, presentation and patience separate the successful from the hopeful.

Buyers remain selective, often chasing an ideal that doesn’t exist. Sydney has always been a market of compromise, everyone gives up something to get something. The longer a buyer searches, the clearer they become about what really matters. And when that property appears, they act. As agents, our role is to guide that process – not push, but clarify – so both sides meet in realism rather than emotion.

Across our markets, enquiry has been strong and results encouraging, with many campaigns achieving record figures. Still, only about one in four homes across Sydney currently sells under the hammer. That doesn’t indicate weakness; it highlights a shift in style. Many transactions now close quietly; early, off-market, or post-auction – often with one standout buyer. The other half of the market extends a touch longer, finding its level. It’s a pressure-cooker environment, but one that rewards skill, honesty and composure.

Meanwhile, the contradictions persist. Headlines celebrate price growth while many Australians feel stretched. It’s a market powered by confidence and constraint in equal measure. For experienced agents, this is less about property and more about people and about helping clients make calm, strategic decisions in the face of misleading noise.

Now, as spring builds momentum, the tone has lifted. Listing volumes have doubled since August, quality stock is back, and buyers are active. Competition is real, but so are the opportunities. Those who move decisively, like sellers who prepare with purpose, buyers who know their limit and act within it, are thriving. Our advice remains the same: tune out the chaos, trust experience over noise. In a city obsessed with property, clarity is the ultimate competitive edge, and that’s what we deliver.

It’s good to see noticeable energy back, the sails are filling and we’ll continue to navigate the shifting breezes for our clients.