Hello, and welcome back to the Pittwater Properties blog. If you're a longtime reader, you know how much I cherish this corner of Sydney's Northern Beaches—those shimmering waters of Pittwater estuary, the gentle curve of Avalon Beach at dawn, and the quiet hum of community life in Palm Beach.

As a local real estate enthusiast who's called this area home for over two decades, I've watched seasons come and go, each bringing its own rhythm to our market. Today, with November's soft light filtering through the gums, it's the perfect time to reflect on the past three months—our vibrant spring from August to October—and peer ahead to the next three, as summer beckons.

Pittwater isn't just a postcode; it's a lifestyle. Nestled within the Northern Beaches Council, our suburbs—Avalon, Palm Beach, Clareville, and Whale Beach—offer that rare blend of coastal serenity and urban accessibility.

But like the tides that shape our shores, the property market here ebbs and flows with broader Sydney trends, local demand, and the calendar itself. In this post, we'll dive into the numbers: sales volumes, auction outcomes, and the seasonal quiet that's settling in now. I'll share insights on why things feel a touch subdued at this time of year and when we might see the waters stir again. Whether you're pondering a sale, scouting for your dream home, or simply curious about our patch of paradise, let's unpack it all with the clarity and warmth you deserve.

Spring 2025: A Steady Surge Amid Supply Constraints

Spring in Pittwater is always a highlight—think barbecues on the beach, school holidays buzzing with energy, and yes, a noticeable uptick in "For Sale" signs dotting the waterfront paths. From August to October 2025, our local market embodied that classic seasonal lift: more listings, eager buyers, and prices holding firm despite the national chatter about affordability. But let's ground this in the data, drawing from reliable sources like CoreLogic, Domain, and local council records.

First, the headline figure: sales volumes. Across the Northern Beaches, including Pittwater, we saw approximately 450 house sales in Q3 2025, a modest 2.3% increase from the same period in 2024. That's not a flood, but it's telling. In Pittwater specifically—our compact enclave of about 1,500 properties—around 120 transactions closed, with family homes in Avalon and renovated cottages in Clareville leading the charge.

Compared to the winter lull (June-July), this represents a 15% jump in activity, aligning with Sydney's broader pattern where spring listings rose 14.6% year-on-year. Why the uptick? Families relocating for the lifestyle—proximity to top schools like Avalon Public and the allure of water views—drove much of it. External buyers from the North Shore and Eastern Suburbs, seeking that elusive beachside escape, added fuel, with interstate inquiries up 8% per local agency reports.sarahkaye.com.aupropertyupdate.com.au

Now, onto auctions, the heartbeat of our market. Pittwater's clearance rates averaged an impressive 75.9% in September, outpacing Sydney's city-wide 70%. That's a sign of healthy competition, not frenzy. Take Avalon, for instance: A four-bedroom contemporary on Barrenjoey Road fetched $2.8 million in early September, $200,000 above reserve, with five registered bidders pushing the price through spirited increments.

In Palm Beach, a waterfront gem sold post-auction for $4.2 million after passing in at $3.9 million—vendors held firm, and a determined local family sealed the deal privately. Were these prices "high"? Relatively speaking, yes: Median house prices in Pittwater climbed 3.2% quarter-on-quarter to $2.45 million, mirroring the Northern Beaches' 7.3% half-year gain. Units, ever the affordable entry point, rose 5.2% to a median of $1.1 million, appealing to downsizers and young professionals.openagent.com.au+3 more

Yet, beneath the surface, supply told a different story. Total listings dipped 11.8% below the five-year average, creating that familiar tension.

In Pittwater, inventory hovered at just 2.5 months' supply—well below the balanced 4-6 months—meaning properties moved briskly, with median days on market at 28, down from 33 in winter. This scarcity wasn't unique to us; Sydney-wide, new listings fell 7.9%, pushing vendor discounts to a slim -2.9%. For sellers, it was a boon: Spring's premium—about 2.6% over winter prices—rewarded those who timed their launch with the jacarandas in bloom.openagent.com.au+2 more

What made this spring stand out? The RBA's early 2025 rate cuts—to 3.60% by September—unlocked buyer sentiment, especially for first-timers via the expanded 5% deposit guarantee. In Pittwater, where affordability bites (that $2.45 million median is steep), this scheme facilitated 12% of Q3 sales to under-35s. Meanwhile, our area's lifestyle premium—think Ku-ring-gai Chase National Park hikes and ferry commutes to the city—drew affluent migrants, buffering against broader Sydney softness.propertyupdate.com.au

The Current Quiet: November's Gentle Pause

As we tip into late spring—November 2025—the market feels like that calm before the summer swell. It's quieter, yes, but not dormant. Auction volumes have eased 10% from October's peak, with just 25 scheduled across the Northern Beaches this weekend, per Domain data. In Pittwater, we're seeing 4-5 weekly, mostly private sales now, as families hunker down for holidays. Sales dipped to 35 last month, a 5% seasonal slide, but prices held: No fire sales here, thanks to our discerning buyer pool.domain.com.au

This hush is textbook seasonality. Spring's frenzy—fueled by year-end relocations and pre-Christmas settles—naturally winds down in November, as attention shifts to barbecues over open houses. Nationally, listings plateau post-spring, and Sydney's no exception: We're 13.3% below five-year inventory norms, keeping pressure on but muting urgency. Locally, it's amplified by Pittwater's small scale—fewer flips, more long-term holders enjoying the estuary views. Add in school holidays starting soon, and agents like me note more inquiries than offers. It's a breathing space: Buyers deliberate, sellers polish their pitches, and the market resets.abc.net.ausarahkaye.com.au

Is it "quiet" in a worrisome way? Not at all. Clearance rates linger at 68-70%, and vendor discounts remain negligible. For those in the know, it's an opportunity—properties linger a tad longer (now 32 days on market), giving room for negotiation without panic.propertyupdate.com.au

Looking Ahead... Summer 2026 Predictions and Pickup Points

Peering to December 2025 through February 2026, I'm optimistic yet measured. Pittwater's market, buoyed by Sydney's resilience, should see a gentle acceleration as summer heats up. Forecasts from Domain and the big banks paint a rosy picture: Sydney house prices up 7% in FY26, with Northern Beaches medians hitting $2.1 million region-wide (Pittwater likely $2.6 million). Units? A stronger 6-8% lift to $1.2 million, as affordability steers buyers seaside.domain.com.au+2 more

Why the positivity? Rate cuts continue—CBA eyes 3.35% by early 2026—easing borrowing and drawing 10,000+ new residents to the Beaches by 2041. Summer's magic will amplify this: Holidays showcase our lifestyle, spiking inquiries 20% historically. Expect sales volumes to rebound 12-15% in Q1 2026, with auctions ramping to 40 weekly by January. Clearance rates? 72-75%, as competition reignites for renovated homes under $3 million.openagent.com.auapimagazine.com.au

Pickup timeline: December starts slow—festive distractions—but New Year's resolutions bring a wave. By mid-January, post-holiday listings surge 18%, mirroring last year's pattern. February's the sweet spot: Warm weather, school terms resuming, and early-year momentum could push prices 1-2% above November baselines. Challenges? Affordability lingers, with stamps duty tweaks helping first-buyer entries, but expect selectivity—blue-chip spots like Palm Beach will outperform.propertyupdate.com.auopenagent.com.au

For investors, summer favors off-market deals in Clareville; for families, Avalon's family homes will shine. Overall, 4-7% growth through Q1 feels right—steady, not spectacular, rewarding patience.

Wrapping Up: Your Pittwater Property Partner

As we close this chapter on spring and eye summer's promise, remember: Pittwater's market is as enduring as the estuary itself—resilient, scenic, and full of potential.

Whether you're selling a cherished cottage or hunting your forever home, timing and local insight make all the difference. At Pittwater Properties, we're here to guide you through it, with no-pressure chats over coffee at the Avalon bakery.

What are your thoughts on the season ahead? Drop a comment below or reach out via www.pittwaterproperties.com.au—I'd love to hear your story. Until next time, keep enjoying those Pittwater sunsets.