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
