How quiet is Sydney's spring property market?
Quieter than at any spring since 2020. Cotality reports that auction volumes across the capital cities over the first six weeks of spring were 31.2% below the same period last year, and that you would have to go back to the 2020 lockdowns to find a quieter start to the season. (Cotality)
Sydney's final results for the week ending 11 October showed 632 auctions, against 988 a year earlier, and a final clearance rate of 45.6%, compared with 68.2% a year ago. (Cotality) Cotality's Tim Lawless has said clearance rates holding this low show a mismatch between buyer and seller expectations. (The Adviser)
Fewer auctions do not necessarily mean fewer sales. Some sellers are choosing private treaty, and others are waiting. Prices have also softened: PropTrack shows Sydney values down 5.0% over the year and 5.5% below their November 2025 peak, (Property Update) and the cash rate rose to 4.60% on 29 September 2026. (RBA)
What does this mean for Hunters Hill?
Less than the headlines suggest. Hunters Hill is not a typical Sydney market. Its heritage architecture, waterfront homes, established family houses and limited turnover set it apart from suburbs dominated by new apartments.
Over the past 12 months, Domain records 22 sales of 3 bedroom houses at a median of $3.1 million, 37 sales of 4 bedroom houses at $4 million and 42 sales of 5 bedroom houses at $6.55 million. (Domain) Houses of each size cleared at auction 64% to 67% of the time over that period, well above Sydney's current weekly rate, although the two figures measure different periods and are not directly comparable.
Within the suburb, land size, condition, architectural significance, outlook and proximity to the water can make two similar looking homes very different propositions. A beautifully maintained family home in a sought after street may draw strong interest in a subdued market, while a home needing major work or carrying an ambitious price may take longer. In a quieter market, the gap between a well positioned property and an overpriced one becomes easier to see.
Are buyers gaining more negotiating power?
Potentially. With fewer buyers competing, purchasers have more time for due diligence, comparing recent sales and negotiating terms. Tim Lawless has noted that rising advertised supply takes urgency out of the market, giving buyers more room to negotiate. (The Adviser)
But reduced auction activity does not automatically mean bargains. If owners also hold off selling, the supply of desirable homes stays tight. Buyers looking for waterfront access, a larger block or genuine heritage character may still find few options. What matters is the balance between real buyer demand and the supply of comparable homes.
Should Hunters Hill sellers avoid auctions?
Not necessarily. Auctions can still work very well when a property is likely to attract several committed buyers, and competition can help establish value for homes with unique features. Private treaty may suit better when the likely buyer pool is smaller, the property needs a more targeted approach or price expectations need careful management.
The choice should rest on the property and current local demand, not on Sydney's overall clearance rate. Whatever the method, a strong campaign, realistic price guidance and an experienced local agent remain essential.
Why is accurate pricing more important in a slower market?
Because buyers become more selective. They compare more homes, question asking prices and take longer to commit. An unrealistic price can deter qualified buyers, lengthen the campaign and weaken the seller's position, while a carefully considered price encourages inspections and genuine offers.
Suburb medians can mislead here too. With a few dozen sales of each house size a year in Hunters Hill, (Domain) one exceptional waterfront sale or a cluster of smaller homes can move the reported median without any real change in underlying values.
Could a quiet market create opportunities for upgraders?
Yes. If you are selling to buy, look at both sides of the move. Someone selling a $2 million home to buy a $4 million home, where both fall by 5%, sells for $100,000 less but buys for $200,000 less, narrowing the gap by $100,000. Transfer duty on the purchase also falls, by about $12,950 in this example at the 2026 to 2027 NSW rates. (Revenue NSW)
| Upgrading in Hunters Hill (illustrative) | Before a fall | After a 5% fall |
|---|---|---|
| Sell a 3 bedroom house | $3,100,000 | $2,945,000 |
| Buy a 5 bedroom house | $6,550,000 | $6,222,500 |
| Gap to fund | $3,450,000 | $3,277,500 |
| NSW transfer duty, including premium duty | About $381,737 | About $358,812 |
| Total better off after the fall | Not applicable | About $195,400 |
Illustrative only and our own calculation. Uses Domain 12 month median prices for Hunters Hill, assumes both homes fall by the same 5% (close to PropTrack's 5.0% annual fall for Sydney), and uses NSW transfer duty and premium property duty rates for 2026 to 2027. Excludes agent fees, legal costs and finance. Real price movements differ by property.
Markets rarely move evenly, and borrowing capacity, holding costs and timing all matter. But for upgraders, a softer market can work in their favour.
How should buyers and sellers approach the market now?
- Ignore the Sydney wide headline. Focus on recent comparable sales in Hunters Hill, Woolwich and Gladesville.
- Price from evidence. Set expectations from similar homes sold in the last three to six months.
- Choose the sale method for the property. Auction for strong competition, private treaty for a smaller, targeted buyer pool.
- Prepare the home properly. Presentation matters more when buyers have time to compare.
- Run both sides of an upgrade. Compare the gap between prices and include transfer duty.
- Confirm your finance. Recheck borrowing capacity after the September rate rise.
Jack Tinworth's view
A quieter market does not mean buyers have disappeared or that homeowners should abandon their plans. It means local knowledge matters more. Hunters Hill and its neighbouring suburbs have qualities that Sydney wide statistics cannot capture. The right home, presented well, priced realistically and marketed to the right audience, can still achieve an excellent result. For buyers, the opportunity lies in recognising genuine value rather than assuming every property is discounted. For sellers, it lies in preparation, pricing and a strategy that suits today's conditions.
In a quieter market, local knowledge can make the loudest difference.
Jack Tinworth is a real estate agent with TRG Hunters Hill, working with buyers and sellers across Hunters Hill, Woolwich, Gladesville and the surrounding suburbs. Contact Jack for an appraisal or a conversation about your next move.
Sources: Cotality auction results, 12 and 15 October 2026. PropTrack Home Price Index, October 2026. Domain suburb profile, accessed 16 October 2026. The Adviser, 8 September 2026. Revenue NSW transfer duty rates, 2026 to 2027. RBA media release 2026 to 27, 29 September 2026. All sources accessed 16 October 2026. Hunters Hill figures are Domain 12 month results and are not directly comparable with weekly Sydney auction results. Worked examples are illustrative only and use assumed price movements. This article is general information only and is not financial or legal advice.