Croll Real Estate

20/06/2026

The Circle of Life and the Reality of Today’s Market

There is something particularly special about watching a property complete its journey from one chapter to the next. This much-loved apartment at Castlemaine had been home to its owner for many years, a place filled with memories, familiarity and a genuine affection for both the home and its wonderful location. While every sale marks a change, it is always heartening to see a property pass into the hands of new owners who are equally excited about its future. In this case, a young couple who immediately recognised the apartment’s potential and are looking forward to thoughtfully renovating and creating a home of their own. It is a wonderful reminder of the natural cycle of property ownership and the role our homes play through different stages of life.

The sale also provided a timely reminder about the reality of the current property market. Much is said about whether the market is “good” or “bad”, but the truth is often far more nuanced. Quality properties in desirable locations, particularly those offering genuine potential and lifestyle appeal, continue to attract strong buyer interest and excellent results. Buyers remain discerning, but they are certainly active when the right opportunity presents itself. This sale demonstrated that while headlines can paint a mixed picture, well-positioned properties with compelling attributes continue to perform strongly.

A heartfelt thank you to our wonderful seller for entrusting Lucia and me with the responsibility of representing such a cherished home. We are equally grateful to the lovely purchasers and wish them every happiness as they begin the next chapter of the apartment’s story. Sales such as these remind us that real estate is ultimately about people, relationships and helping one chapter close while another begins.

18/06/2026

A hidden gem in one of Mosman’s most tightly held harbourside pockets. Nestled in a peaceful Beauty Point cul-de-sac, this substantial family residence blends timeless P&O-inspired elegance with generous modern living across three expansive levels. Surrounded by lush gardens and enjoying filtered water glimpses, it’s a home designed for growing families, effortless entertaining and a lifestyle that feels a world away—yet moments from The Spit, Middle Harbour and village life.

16/06/2026

The Reserve Bank left the cash rate unchanged at 4.35% today because it believes the three interest rate rises already delivered this year are still working their way through the economy. Economic growth has slowed, unemployment has risen to around 4.5%, consumer spending is weaker, and parts of the housing market are softening. While inflation remains above the RBA's 2–3% target range, the Board decided to pause and assess the impact of previous rate increases before taking further action. However, Governor Michele Bullock made it clear that the RBA is still concerned about inflation—particularly from higher fuel and energy costs linked to Middle East tensions—and has not ruled out further rate rises later this year if inflation does not continue to ease.

15/06/2026

Perched on a substantial 381sqm parcel with stunning Harbour Bridge views, this character-filled home offers the perfect blend of immediate comfort and future potential. Whether you enjoy it as it is, accommodate extended family with the self-contained retreat, or create your dream home, this is a rare opportunity in one of Neutral Bay's most sought-after locations.

Call now to connect with business.

06/06/2026

Good Property Is Still Selling Well in This Market in Some Price Ranges.

While the current market can feel challenging, quality properties in sought-after locations continue to attract strong buyer interest. A great example is 401/1 Watson Street, Neutral Bay, which we sold yesterday for $1,425,000.

What makes this result particularly interesting is that we also sold the same property back in 2011 for $675,000. Over the past 15 years, the apartment has increased in value by $750,000, representing a total capital growth of approximately 111%. That equates to an average compound growth rate of around 5.1% per annum over the entire holding period.

The property was most recently rented for $820 per week, which equates to an annual rental income of $42,640 and a gross rental yield of approximately 3.0% based on the sale price. In a period where many buyers and sellers are questioning market conditions, this sale is a reminder that well-located, quality real estate on the Lower North Shore can still deliver both strong long-term capital growth and solid rental returns.

Key Numbers
• Purchased in 2011: $675,000
• Sold in 2026: $1,425,000
• Capital Growth: $750,000
• Total Growth: 111%
• Compound Growth Rate: 5.1% p.a.
• Last Rent: $820 per week
• Gross Rental Yield: 3.0% p.a.

03/06/2026

The purchaser kept telling me she was paying too much. Love it.

Some properties are special, but it’s the people behind them that make them truly memorable.

Recently, I had the privilege of selling this beautiful waterfront apartment at 21/21 Elamang Avenue, Kirribilli. The seller had been a valued client for almost my entire real estate career, spanning close to 40 years. Over that time, we had managed this property, sold other properties together, and built a relationship founded on trust, loyalty and mutual respect. Being entrusted once again to help with an important life decision was something I genuinely appreciated.

Equally rewarding was meeting the wonderful couple who purchased the apartment. Like many downsizers, they were looking for a lifestyle change rather than simply a new home. They fell in love with the breathtaking harbour views, the peaceful waterfront setting, and the vibrant Kirribilli community. Watching them celebrate the purchase and begin the next chapter of their lives was a reminder that real estate is ultimately about people, relationships and helping individuals and families move forward with confidence.

After many years in this profession, moments like these still mean the most. Thank you to both seller and buyers for allowing me to be part of your journey. Wishing everyone many happy years ahead by the water. 🌊🏡❤️

18/05/2026

Market Update

Neutral Bay, Cremorne and Mosman continue to move through a more balanced phase after the intensity of the past few years. Prices remain historically strong—houses commonly trading from the mid-$3m range through to $5m+ and quality apartments generally sitting around $900k–$2m+—however buyers are noticeably more selective. Purchasers are taking longer to commit, negotiating harder and carrying out more due diligence, meaning only well-priced or standout properties are generating strong competition. Auction conditions also reflect the shift, with Sydney clearance rates generally sitting in the mid-50% range compared to the 60–70%+ levels seen during the stronger stages of the market. More homes are being passed in or negotiated post-auction, particularly where vendor expectations are ahead of buyer sentiment.

At the same time, the rental market remains extremely tight across the Lower North Shore, with vacancy rates still hovering around the low 1–2% range. Quality two-bedroom apartments are commonly achieving around $850–$1,300 per week depending on location, renovation level and parking, while family homes continue to attract strong demand in lifestyle-focused pockets of Neutral Bay, Cremorne and Mosman. Overall, the market does not feel weak—it still feels premium and highly desirable—but it is clearly more measured, more price-sensitive and far less driven by urgency and FOMO than this time last year.

Recent reported sales since my last update (all agents):
59 Undercliff Street, Neutral Bay | 3 bed | 2 bath | 0 car | $3,500,000
2/51 Spruson Street, Neutral Bay | 4 bed | 3 bath | 2 car | $3,350,000
3/15 Lindsay Street, Neutral Bay | 4 bed | 2 bath | 0 car | $2,410,000
2/40 Waters Road, Cremorne | 3 bed | 2 bath | 2 car | $2,313,000
22 Parraween Street, Cremorne | 2 bed | 2 bath | 0 car | $2,300,000
99A Wycombe Road, Neutral Bay | 3 bed | 2 bath | 0 car | $2,130,000
10/80 Murdoch Street, Cremorne | 2 bed | 2 bath | 1 car | $2,110,000
31/224-230 Ben Boyd Road, Cremorne | 3 bed | 2 bath | 1 car | $2,060,000
4/10 Eaton Street, Neutral Bay | 3 bed | 2 bath | 1 car | $1,930,000
3/6 Rangers Road, Cremorne | 2 bed | 1 bath | 1 car | $1,710,000
1/3 Penshurst Avenue, Kurraba Point | 3 bed | 1 bath | 0 car | $1,650,000
12/150 Ben Boyd Road, Neutral Bay | 2 bed | 1 bath | 0 car | $1,584,000
409/151 Military Road, Neutral Bay | 2 bed | 2 bath | 1 car | $1,568,000
4/9 Anderson Street, Neutral Bay | 2 bed | 1 bath | 1 car | $1,540,000
7/6 Bannerman Street, Cremorne | 2 bed | 1 bath | 0 car | $1,540,000
1/59 Shellcove Road, Kurraba Point | 2 bed | 1 bath | 1 car | $1,540,000
5/8 Hampden Avenue, Cremorne | 3 bed | 1 bath | 1 car | $1,390,000
8/373 Alfred Street North, Neutral Bay | 2 bed | 2 bath | 1 car | $1,300,000
44/81B Gerard Street, Cremorne | 2 bed | 1 bath | 1 car | $1,250,000
13/66 Ben Boyd Road, Neutral Bay | 2 bed | 1 bath | 1 car | $1,140,000
8/1 Harriette Street, Neutral Bay | 2 bed | 1 bath | 0 car | $1,105,000
5/12-14 Merlin Street, Neutral Bay | 2 bed | 1 bath | 1 car | $1,090,000
24/11-17 Watson Street, Neutral Bay | 1 bed | 1 bath | 1 car | $940,000
8/2-6 Parraween Street, Cremorne | 1 bed | 1 bath | 1 car | $850,000
1/76 Merlin Street, Neutral Bay | 1 bed | 1 bath | 1 car | $796,000
19/78 Spofforth Street, Cremorne | 1 bed | 1 bath | 1 car | $695,000
12/101 Gerard Street, Cremorne | 1 bed | 1 bath | 1 car | $690,000
116/99 Military Road, Neutral Bay | 1 bed | 1 bath | 1 car | $650,000

Crolls recent sales not settled:
21 Barry Street, Neutral Bay | 8 bed | 4 bath | 3 car
362 Miller Street, Crows Nest | 12 bed | 6 bath | 4 car
4/9 Anderson Street, Neutral Bay | 2 bed | 1 bath | 1 car
20/89 Bent Street, Neutral Bay | 2 bed | 1 bath | 1 car
7/54 Milson Road, Cremorne Point | 2 bed | 2 bath | 1 car
2/122 Milson Road, Cremorne Point | Studio | 1 bath | 0 car
9/492 Military Road, Mosman | 2 bed | 1 bath | 1 car
Current sales and rentals listings www.croll.com.au

12/05/2026

Five statements from last nights budget by the government in relation to property.

Negative gearing on established residential properties will effectively end for properties purchased after 7:30pm on 12 May 2026, from 1 July 2027. Existing properties owned before budget night are grandfathered.

The 50% capital gains tax discount will be replaced from 1 July 2027 with inflation-based cost-base indexation plus a new minimum 30% tax on gains. Gains accrued before 1 July 2027 retain existing treatment.

Investors in new-build residential property keep stronger concessions: they can still negatively gear and can choose between the current 50% CGT discount or the new indexed CGT method.

The government stated housing prices have risen more than twice as fast as average full-time earnings since 1999, and home ownership rates for 25–34 year olds fell 7 percentage points between 2001 and 2021.

The government says the reforms could help around 75,000 additional Australians into home ownership over the next decade, alongside a $2 billion housing infrastructure and supply push.

07/05/2026

A concurrent Housing Delivery Authority (HDA) rezoning and State Significant Development approval was obtained this week for the Woolworths site in Neutral Bay.

The approval relates to the $191m mixed‑use redevelopment at 1–7 Rangers Road and 50 Yeo Street, Neutral Bay, for Woolworths Group (via Fabcot).

Once complete, the project will deliver an 8–12 storey mixed‑use development comprising:

▪️ A below‑ground full‑line supermarket
▪️Ground floor specialty retail
▪️A medical centre
▪️97 residential apartments, including 10 affordable dwellings

These uses will be centered around a new 1,100sqm public plaza that will enhance activation and deliver significant new amenity for the local community.

For further details please do not hesitate to contact me on 0409 530 133 or [email protected].