- 13a/1110 Middle Head Rd, Mosman
- mon@mazarmartin.com.au
- +61 411 331 389
As specialist buyers agents operating daily across the Lower North Shore – from Mosman and Kirribilli to Lane Cove, Cammeray and Chatswood-we are watching a meaningful market shift unfold in real time. Listings are up 30%, sales are down 11%, clearance rates have collapsed from 79.6% to 52% in five weeks, and 12 auction dates in our local market have been rescheduled. For motivated, well-advised buyers, this is exactly the environment where the best purchases are made.
If you have been searching for property on the Lower North Shore and feeling like the market has been working against you, the data now says something different. The balance of power has shifted – and understanding why is the first step to taking advantage of it.
Our year-to-date tracking of all transactions across the Lower North Shore – from 1 January to 18 March 2026 – shows a total of 762 sales: 213 houses and 549 apartments and townhouses. The suburbs driving the most activity are Lane Cove (99 apartment and townhouse sales), Mosman (97 total transactions), and Willoughby and Chatswood (26 house sales each).
Critically, apartments and townhouses represent 72% of all transactions across the Lower North Shore. This tells us clearly where current buyer depth and affordability are concentrated – and where the most active purchasing opportunities exist right now.
The most important number in the current Lower North Shore market is not the median price. It is the listings-to-sales ratio: 2.84x. For every home selling today, there are nearly three listed. A year ago, that ratio was 1.94x – a 46% deterioration in the supply-demand balance in just twelve months.
“We have been buyers agents on the Lower North Shore for many years, and the current market is genuinely one of the most compelling buying environments we have seen. Listings are up, competition is down, and motivated sellers are ready to transact. If you are finance-ready and working with the right advisory, now is a very good time to be a buyer.”
When a vendor postpones or reschedules their auction, it is almost always because pre-auction buyer feedback and offers have come in well below their expectations. In our local market, this has happened 12 times this week. This is not administrative inconvenience – it is a direct market signal.
This local pattern is reinforced powerfully by the broader Sydney auction data, which has deteriorated sharply through March 2026:
As buyers agents with daily agent relationships across the Lower North Shore, we know exactly which vendors are genuinely motivated to transact and which are still anchored to yesterday’s prices. Properties pulled from auction, passed in at reserve, or quietly relisted as private treaty are all symptoms of the same thing: a gap between vendor expectations and market reality. Our job is to find the vendors on the right side of that line.
“Twelve auction date changes in our market in just a week is a significant number. Buyers are present – they are simply not meeting those reserves. For our buyer clients, this intelligence tells us exactly where the opportunities are and which vendors are genuinely ready to transact.”
In a market with 497 listings and 175 sales, identifying which vendors have genuinely committed to selling is the most important skill a buyers agent brings. Motivated sellers are the ones who:
Contrast these vendors with the ones behind the 12 auction date changes in our market. Those owners are, in most cases, anchored to price expectations formed in a different market. Properties that go stale ultimately sell for less than if they had been priced correctly from the start.
“Our property advisory work on the Lower North Shore is built on knowing the market at a street-by-street level – knowing which agents have motivated vendors, which properties have realistic reserves, and where the off-market opportunities exist before they reach realestate.com.au. That intelligence is what a buyers agent brings that you simply cannot replicate on a Saturday morning.”
A significant proportion of the best transactions on the Lower North Shore never appear publicly. Premium suburbs like Mosman, Kirribilli, Cremorne Point and Neutral Bay see regular off-market and pre-market activity – where motivated vendors choose privacy and certainty over a public campaign. As specialist buyers agents with daily contact across every major agency on the Lower North Shore, Mazar Martin accesses this off-market pipeline on behalf of our clients before it reaches the general market.
The Lower North Shore is one of Sydney’s most complex and competitive property markets. Here is an honest assessment of when a buyers agent adds the most value:
Buyers agent fees are structured as a fixed engagement fee, a success fee on purchase, or a combination. At Mazar Martin, we are transparent about our fee structure from the first call. For most clients, the saving achieved on purchase price – combined with the time, risk and stress removed from the process – means the fee pays for itself many times over.
Gerard is a specialist buyers agent on Sydney’s Lower North Shore with deep expertise across Mosman, Neutral Bay, Cremorne, and the wider harbourside market including suburbs surrounding Willoughby to Chatswood. His buyers advisory work is built on long-standing agent relationships and intimate knowledge of the LNS micro-markets.
Jeremy is a specialist buyers agent on Sydney’s Lower North Shore with deep expertise across Mosman to Cremorne, but also Lane Cove, Cammeray, Crows Nest. His buyers advisory work is built on rigorous daily market intelligence, long-standing agent relationships, and an instinct for identifying motivated sellers and off-market opportunities before they reach the public market.
