Summary

Auction clearance rates are one of the first numbers I look at when assessing the Sydney property market. 

They are not perfect, and they should never determine whether you buy a particular property, but they give buyers a useful snapshot of competition and confidence in the market. 

Whether you are buying your first apartment or your fifth home, understanding clearance rates can help you read market conditions rather than relying on headlines.

What Is an Auction Clearance Rate? 

Put simply, the clearance rate measures how many properties scheduled for auction successfully sell. 

When clearance rates are consistently high, it generally indicates stronger buyer demand and competition. When they fall, buyers tend to have more negotiating power and vendors may need to adjust their expectations. 

The important word is consistently. 

I would never read too much into one Saturday. Public holidays, school holidays, weather and the quality of properties being auctioned can all influence an individual weekend. 

The trend over several weeks tells you far more. 

Where Can You Find the Latest Auction Clearance Rates? 

This is where buyers can get confused because Domain, REA and SQM Research can all publish different numbers for the same market. 

Domain publishes auction results through its Research section and collects results from selling agents and its own data collection team. Its preliminary clearance rate is available on Saturday, with further results collected during the following days. 

REA and PropTrack also publish preliminary weekend auction results. These are useful if you want an immediate indication of how Saturday’s market performed. 

For a more complete picture, I also follow SQM Research, which provides its auction data free online. 

SQM normally publishes its results on Tuesday afternoon covering the previous week through Sunday. Rather than relying solely on results reported immediately by agents, SQM monitors property listings to determine what happened to scheduled auctions. 

Why Does SQM Research Show a Different Clearance Rate? 

This is an important distinction. 

The Saturday numbers you see reported by Domain and REA are preliminary. They provide an early read of the market, but not every auction result has been reported at that point. 

Domain itself notes that its final result can be lower once outstanding results are collected. 

SQM takes a different approach. Its clearance rate is calculated using properties sold prior to auction plus those sold at auction, divided by the total number scheduled. Properties sold after auction, withdrawn, rescheduled or subsequently advertised for private treaty do not count as successful auction clearances under its methodology. 

That means the SQM figure can be noticeably lower than the preliminary Saturday number. 

Neither number should be looked at in isolation. 

If I want to know what happened today, I’ll look at the preliminary Saturday results. If I want a clearer view of the underlying trend, I’ll look again once the fuller data is available.

Why Clearance Rates Matter for Property Buyers 

Clearance rates help you understand the balance between buyers and sellers. 

If rates have been falling for several weeks, I would expect to see more properties passing in, longer campaigns and greater flexibility from some vendors. 

That can change how we approach a purchase. Instead of feeling pressured to make an aggressive pre auction offer, there may be value in waiting for auction day or negotiating with the vendor afterwards. 

When clearance rates are climbing, the opposite can apply. Competition may be returning and quality properties can become harder to secure. 

Don’t Confuse the Sydney Market with Your Market

This is why following the trend matters.

This is probably the biggest mistake buyers make with clearance rates. 

A Sydney wide number might tell you the general direction of the market, but it does not tell you exactly what is happening with three bedroom houses in Mosman, apartments in Wollstonecraft or family homes in the Inner West. 

Property markets are incredibly local. 

We can have a softer Sydney market while an A grade home in a tightly held street attracts six registered bidders. 

The clearance rate provides context. Comparable sales, buyer depth, vendor motivation and the quality of the individual property still determine how we approach the purchase. 

How I Would Use Clearance Rates as a Buyer 

Don’t obsess over the number every Saturday night. 

Instead, track the results over four to six weeks and compare them with what you are actually seeing at inspections and auctions. 

Are properties passing in? Are agents calling you after opens? Are price guides changing? Are vendors accepting offers before auction? 

When those observations start matching the clearance rate trend, you have a much clearer picture of where the market is heading. 

For our clients, this is one of several indicators we use when deciding how aggressively to pursue a property, when to negotiate and when patience may produce the better outcome. 

By Dan Grantham 

Summary

When interviewing agents to sell your home, it can be tempting to choose the person who gives you the highest appraisal.

After all, if one agent believes your property is worth $3 million and another suggests $2.7 million, why wouldn’t you choose the first?

The problem is that an appraisal isn’t an offer.

A good sales strategy starts with understanding what buyers are likely to pay, then choosing the agent and campaign most capable of creating competition around the property.

An Appraisal Should Be Supported by Evidence

We regularly interview multiple agents when acting for our Vendor Advisory clients, and the difference between appraisals can be significant.

Rather than focusing on the headline number, we want to understand how the agent arrived at it.

Which recent sales are genuinely comparable? What are buyers currently paying? How deep is the likely buyer pool? What feedback is the agent receiving from similar campaigns?

An ambitious number without evidence isn’t necessarily confidence. Sometimes it’s simply an attempt to win the listing.

We Look Beyond the Sales Pitch

Choosing an agent involves much more than comparing appraisals and commission rates.

We look closely at how each agent intends to sell the property. That includes their recent results, local buyer relationships, proposed marketing, communication style and negotiation ability.

We also want to know who will actually manage the campaign. The person delivering the listing presentation should remain closely involved once the agreement is signed.

The best agent for one property may not be the best agent for another.

Price Expectations Can Shape the Entire Campaign 

Starting with unrealistic expectations can create problems quickly.

If buyers see a disconnect between the property’s asking price and comparable sales, they may simply move on. A campaign can lose momentum, days on market increase and the eventual result may suffer.

That doesn’t mean vendors should price conservatively.

It means the strategy needs to encourage genuine competition while still protecting the seller’s position.

Knowing When to Accept and When to Keep Going

One of the most important decisions during a campaign is knowing whether an offer represents a strong result or whether there is more value in continuing.

We recently acted for a charity selling a property in Redfern. An off-market offer provided an opportunity to sell before auction, but we believed exposing the property to broader competition could produce a stronger outcome.

The property went to auction with nine active bidders and ultimately sold for $75,000 more than the earlier offer.

The opposite can also be true. Sometimes the best offer arrives before auction. Good advice means assessing the circumstances rather than following the same formula for every property.

Our Perspective

The agent who promises the highest price at the kitchen table isn’t necessarily the person who will achieve it.

When we act for vendors, our role is independent of the selling agent. We interview agents, compare proposals, advise on preparation and marketing, assess buyer feedback and help our clients make decisions throughout the campaign.

The objective isn’t to choose the agent who tells the vendor what they want to hear.

It’s to appoint the team and create the strategy most likely to deliver the best result.

By Dan Grantham 

Summary

One of the biggest misconceptions in property is that buyers make decisions based on the kitchen, bathrooms or styling. 

They don’t. 

At least, experienced buyers don’t. 

After inspecting thousands of properties across Sydney, we’ve found that the best purchases are often made by noticing what isn’t immediately obvious. The details that influence how a property performs over the next 10 or 20 years are usually the ones most buyers overlook. 

The Street Tells a Story Before the House Does

Before we even walk through the front door, we’re already assessing the property. 

We’re looking at the position within the street, neighbouring homes, traffic flow, noise, parking, privacy and the overall feel of the area. 

Two homes may appear identical online, but their position can create a significant difference in both liveability and future buyer demand. 

Street appeal isn’t just about appearance. It’s about how the property will be perceived by the next buyer when it’s time to sell. 

Natural Light Can’t Be Renovated 

A new kitchen can always be installed. Better natural light can’t. 

One of the first things we assess is how sunlight moves through the home. A bright living area, well-positioned outdoor space and good orientation often have a bigger impact on everyday living than expensive finishes. 

Many buyers become distracted by cosmetic upgrades and overlook a darker home with a poor orientation that will always be difficult to change.

We Look Beyond the Renovation 

Fresh paint, new flooring and stylish furniture can make a strong first impression, but presentation isn’t the same as quality. 

We pay close attention to the floor plan, room proportions, storage, ventilation and how the home functions day to day. 

A beautifully renovated property with an awkward layout is often a poorer purchase than an older home with good bones and a practical design. 

Every Property Has a Story 

We spend as much time understanding the circumstances behind the sale as we do inspecting the property itself. 

Is the vendor downsizing? Is it an estate sale? Has the property been sitting on the market? Has the campaign changed direction? 

Understanding why a property is being sold often influences how we negotiate and when we decide to act. 

Sometimes the biggest opportunity has nothing to do with the property itself. 

Our Perspective

One of the most valuable parts of our role is helping clients see past first impressions. 

It’s easy to become emotionally attached to a renovation or a view. Our job is to identify the qualities that will still matter years from now, when the excitement of moving in has passed and you’re thinking about your next move. 

Buying well isn’t about finding the prettiest property. 

It’s about recognising the right one. 

By Dan Grantham 

Summary

Most people associate a buyer’s agent with purchasing property.

What many don’t realise is that we also help clients secure rental properties.

Whether you’re relocating from overseas, moving interstate or simply need someone on the ground in Sydney, having an experienced property professional managing the search can save time, reduce stress and improve your chances of securing the right home.

Why Sydney’s Rental Market Is Challenging

Quality rental properties often attract significant competition, particularly in lifestyle suburbs close to transport, schools and employment hubs.

For buyers relocating to Sydney, the challenge is even greater. It’s difficult to inspect properties, compare suburbs or understand value when you’re not here.

Having local representation allows you to make informed decisions without needing to be at every inspection yourself.

How We Help

Our role is to simplify the entire process from search through to moving in.

We can assist with:

• Identifying suitable rental properties based on your brief
• Inspecting properties on your behalf with detailed videos and feedback
• Accessing pre-market rental opportunities through our agent network
• Preparing competitive rental applications
• Liaising directly with leasing agents throughout the process
• Reviewing lease agreements before you commit

The goal is not simply to find a rental property. It’s to find the right rental property.

Local Knowledge Makes a Difference

Choosing the right suburb is often just as important as choosing the property itself.

We help clients compare areas based on lifestyle, commute times, schools, transport and future purchasing plans, ensuring your rental supports both your immediate needs and your longer-term goals.

For many clients, renting is the first step before eventually purchasing in Sydney.

Relocation Support

Moving home involves far more than signing a lease.

Where required, we can also assist with:

• Utility connections
• Cleaner and maintenance referrals
• Moving coordination
• Local area recommendations
• Introductions to trusted service providers

Our aim is to make settling into Sydney as straightforward as possible.

Our Perspective

We regularly assist expats, interstate families and executives relocating to Sydney who simply don’t have the time to manage the rental search themselves.

Having someone independently representing your interests means you can make decisions with confidence, even when you’re thousands of kilometres away.

https://www.granthambuyersagents.com.au/upper-north-shore-living-leafy-streets-and-leading-schools/

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https://www.granthambuyersagents.com.au/lower-northern-beaches-living/

Summary

Commercial property is often viewed as more complex than residential property, but the principles of a good investment remain the same.

You’re buying an income-producing asset. The quality of that income, the strength of the tenant and the future potential of the property are usually far more important than simply chasing the highest yield.

The best commercial investments combine reliable cash flow with long-term capital growth.

Look Beyond the Yield

High yields often attract attention, but they don’t always tell the full story.

Before purchasing, we look at:

Who is paying the rent?

How long is the lease?

Are rental increases built into the lease?

What happens if the tenant leaves?

A property returning 8% today may be far riskier than one returning 6.5% with a long lease to a quality tenant.

The Tenant Matters

In commercial property, you’re investing in both the real estate and the business occupying it.

A quality tenant with a proven trading history often provides:

More reliable rental income

Lower vacancy risk

Stronger appeal to future buyers

Medical practices, childcare centres, national retailers and established professional businesses are often highly sought after because of their long-term occupancy.

Consider Future Potential

The best commercial investments often provide more than rental income.

We also assess zoning and redevelopment potential, infrastructure investment nearby,  population growth, limited future supply, and alternative uses for the property.

These factors can significantly improve long-term value beyond rental returns alone.

Due Diligence Is Different

Commercial due diligence extends well beyond the building inspection.

Every purchase should include a detailed review of:

• Lease documentation
• Tenant obligations
• Outgoings
• Rent review mechanisms
• Development controls
• Environmental considerations where relevant

Understanding these details before purchase reduces risk and helps avoid expensive surprises.

Our Perspective

Some of the strongest commercial investments we’ve secured have never reached the public market.

Through longstanding relationships with commercial agents, we’ve helped clients purchase medical centres, mixed-use buildings and development sites that offered strong rental income alongside future growth potential.

Commercial investing isn’t simply about buying the highest yielding property. It’s about identifying assets that continue performing well for years after settlement.

By Dan Grantham

https://www.granthambuyersagents.com.au/commercial/

https://www.granthambuyersagents.com.au/property/76-showground-road/

https://www.granthambuyersagents.com.au/thinking-of-buying-a-commercial-property-heres-what-you-need-to-know/

Summary

One of the biggest misconceptions about downsizing is that selling your home and buying the next one are two separate decisions.

In reality, they are closely connected.

The success of one often depends on the strategy behind the other. That’s why we encourage empty nesters to think about the entire transition, rather than focusing on just the sale or the purchase.

Selling Well Creates More Buying Power

Many homeowners spend months researching where they want to buy but very little time planning how they will sell.

The way your property is prepared, marketed and negotiated can have a significant impact on what you can afford next.

Vendor advocacy helps by:

Selecting the right selling agent

Negotiating commission and marketing costs

Providing independent pricing advice

Guiding preparation and presentation

Supporting negotiations through to settlement

A stronger sale doesn’t just achieve a better price. It gives you more confidence when buying your next home.

Buying Without Pressure

One of the biggest concerns we hear is:

“What if we sell before we’ve found somewhere to live?”

The opposite can be equally stressful.

“What if we buy first and can’t sell our home?”

There is rarely one solution that suits everyone.

Depending on your circumstances, strategies such as longer settlements, leasebacks, early access or flexible contract terms can remove much of the pressure from the process.

These opportunities often come from negotiation rather than the property itself.

Why Having One Adviser Changes Everything

When different people are managing the sale and the purchase independently, important decisions can become disconnected.

Timing, pricing and negotiation all influence one another.

Having an adviser overseeing both sides of the move means every decision is made with the overall outcome in mind, rather than treating each transaction as a separate event.

This often leads to a smoother transition and fewer costly compromises.

More Than Just Finding the Next Home

For most empty nesters, this is one of the biggest financial and lifestyle decisions they will make.

The goal isn’t simply to sell one property and buy another.

It’s to move confidently into the next stage of life, knowing the entire process has been carefully planned from beginning to end.

By Dan Grantham

https://www.granthambuyersagents.com.au/how-downsizers-can-benefit-from-using-a-buyers-agent-in-sydney/

https://www.granthambuyersagents.com.au/property/10a-lower-beach-street/

https://www.granthambuyersagents.com.au/vendor-advisory/

Summary

It’s not a secret that the property market is in a downward cycle after considering the constant pressure that both economic and geopolitical events have placed on the sector so far in 2026. We have moved from headline to headline this year starting off with interest rates having been increased 3x times, the middle east conflict causing uncertainty and a subsequent fuel shock. Now we are feeling the effects with inflation which is projected at around 5% and the recent federal budget placing restrictions on negative gearing and increasing CGT payable for investment sales.

The effects on the property market have been clear with days on market increasing and clearance rates dropping week by week. The latest SQM data indicates a clearance rate of 36.8% across Sydney, with on average 350x properties being re-advertised for sale each week for the last month. The consensus is that property prices have dropped by 10% – 12%. The amount of property listed for sale too is causing many homebuyers to pause and sit on the fence.

This period between confusion and too much choice is where opportunity lies, my view is that this is the best opportunity to upsize in recent memory. If you’re currently in an apartment, townhouse or semi-detached property the potential of upsizing into a much larger family home has never been so appetizing.

Many homeowners assume that if property prices fall, upgrading becomes harder because they may sell their current home for less than expected.

In reality, the opposite can often be true.

While the value of their existing property may soften, the property they are looking to upgrade into has often reduced by a larger dollar amount. This effectively narrows the “delta” between the two properties, meaning the additional funds required to upgrade can become significantly lower during softer market conditions.

For example, if a homeowner sells their property for $200,000 less than its peak value, but the upgraded property they were targeting has reduced by $500,000 over the same period, the overall cost to upgrade has actually improved by $300,000.

While headlines continue to focus on uncertainty, periods like this often create the best opportunities for buyers willing to think long term. For many homeowners, the gap between selling and upgrading has narrowed significantly, creating a rare window to secure a better home with less competition and more negotiating power.

Written by Dan Grantham, Director of Grantham Buyers Agents

Summary

For many empty nesters, the next move isn’t about downsizing. It’s about upgrading the way they live.

The focus shifts from maintaining a large family home to enjoying walkability, convenience and a home that better suits the next stage of life. The right suburb is just as important as the right property.

Harbour Lifestyle

For buyers wanting convenience without giving up Sydney’s iconic harbour lifestyle, suburbs such as Kirribilli, Milsons Point, McMahons Point and Neutral Bay continue to stand out.

These areas offer cafés, restaurants, ferry and train connections, harbour walks and quality apartment living, all within minutes of the CBD.

Coastal Living

The Lower Northern Beaches, including Balgowlah, Fairlight, Clontarf, Seaforth and Manly, remain some of Sydney’s most desirable lifestyle locations.

Many of our clients are drawn to the relaxed coastal atmosphere, beautiful walking tracks and easy access to beaches, while still remaining well connected to the city.

Village Living

For buyers wanting character and community, the Inner West continues to perform strongly.

Suburbs such as Balmain, Rozelle and Leichhardt combine village shopping, cafés, parks and easy city access, making them a natural choice for buyers wanting to simplify without leaving an established community.

Connected Urban Living

Some empty nesters are choosing to embrace a more vibrant lifestyle in Potts Point, Surry Hills, Darlinghurst and Barangaroo.

These locations offer exceptional dining, entertainment and walkability, allowing buyers to enjoy everything Sydney has to offer without relying on the car.

Our Perspective

One of the biggest mistakes we see is buyers choosing a suburb simply because it’s familiar.

The best moves happen when clients think about how they want to live over the next 10 to 20 years. For some, that’s harbour views. For others, it’s beach walks, village life or being close to family. The property matters, but the lifestyle you create around it matters even more.

By Dan Grantham

https://www.granthambuyersagents.com.au/vendor-advisory/

https://www.granthambuyersagents.com.au/lower-north-shore-living/

https://www.granthambuyersagents.com.au/lower-northern-beaches-living/

Summary

Auction clearance rates remain one of the best indicators of how the property market is performing. Traditionally, a clearance rate above 50% signals a seller’s market, while anything below 50% indicates buyers have the upper hand.

Since mid March, Sydney’s auction clearance rate has fluctuated between 40.82% and 31.92%, according to SQM Research. There’s no doubt we’re still in a buyers’ market. However, after four months within a relatively tight range, there are signs the market may be starting to find a floor.

Following the Federal Budget announcement on 12 May, which proposed limiting negative gearing and removing the capital gains tax discount for residential investment properties, many expected conditions to weaken further. Instead, clearance rates have remained between 30% and 40% for almost four months.

In financial markets, this type of sideways movement after a decline is often viewed as consolidation, where a support level begins to emerge. While property isn’t a traded asset, the same concept can apply. The market appears to have reached a level where buyers are still willing to transact despite ongoing uncertainty.

That support level is now about to be tested.

This week, the Federal Government announced further restrictions on residential property purchases through self-managed super funds. Combined with the quieter winter selling season, we’ll soon see whether this range represents a genuine floor or simply a pause before further weakness.

Another indicator worth watching is days on market. According to SQM Research, 43% of Sydney properties currently listed for sale have been on the market for more than 60 days, highlighting that buyers remain firmly in control.

For now, the market no longer appears to be in freefall. Instead, Sydney seems to be searching for an equilibrium, where buyer demand and vendor expectations begin to align. Whether this range ultimately proves to be the bottom will become much clearer over the coming months.

Dan Grantham is director of Grantham Buyers Agents.

By Dan Grantham