Suzi Buckley’s Review of the Northern Beaches Market with Leading Agents

Northern Beaches Buyers Agent, Suzie Buckley, recently gathered insights from leading local sales agents, Michael Clarke, Eddy Piddington, and Tim Mumford, to dissect the current market and provide a clear playbook for buyers. The collective assessment paints a picture of a fiercely competitive, yet highly rewarding market for the prepared and strategic buyer.

The Current Market: High Velocity, Tight Supply

The market is defined by strong momentum and a structural shortage of homes.

Michael Clarke of Clarke & Humel reports that the market is “going really well,” noting a “strong buyer interest across all price points”. This sentiment is shared Tim Mumford of Stone Real Estate, who describes the past eight weeks as “probably to have been the best that we’ve seen a couple of years”.

However, this demand is consistently outstripping inventory. Eddy Piddington of Ray White highlights the crucial dynamic: “The stock levels are pretty tight… which is only good for prices”. He warns that this lack of choice is one of the factors “holding prices as high as they are at the moment”. Tim Mumford further differentiates the market, observing that the under $3 million range is heavily influenced by falling interest rates, while the prestige end is driven by “more global factors”.

Competition & The Auction Environment

Increased buyer confidence is manifesting in a greater willingness to compete transparently, particularly at auction.

Michael Clarke confirms a shift, noting there are now “more buyers prepared to go all the way to auction and chance their hand”. This is critical for sellers, but it also creates opportunities for buyers who thrive in competition. Eddy Piddington explains the psychological edge of this process: “Some of our best results this year have been at auction… because I think buyers… want it, but they also sit on the fence… and then you go into that full transparent environment and this buyer will see that buyer bidding”.

For buyers looking at off-market properties Northern Beaches or listed homes, the increased competition means swift, decisive action is necessary.

The Buyer’s Playbook: How to Achieve Succes

1. Prioritise Emotional and Financial Readiness

Tim Mumford’s primary advice is direct: “People generally miss out on properties because they’re not prepared”. This preparation covers understanding the market, values, and due diligence. Michael Clarke stresses the often-overlooked emotional element: “Oftentimes it’s more the emotional preparation that’s just as important”. Many buyers who miss out admit they “just weren’t emotionally quite there at the time”.

2. Get Your ‘Ducks in a Row’

Eddy Piddington provides practical steps for demonstrating readiness to an agent, positioning you as the most attractive buyer:

• Secure a “really good conveyancer”.
• Ensure your finance is “approved, we’re ready to go”.
• For aggressive offers, have your conveyancer prepare a 66W certificate (which waives the cooling-off period) to attach to your offer, signalling you are “super solid” and ready to sign immediately.

3. Seek Expert Representation

All three agents strongly recommend leveraging a professional to navigate the tight market, particularly for those pursuing off-market properties in Manly and surrounds who are struggling to secure a home.

Michael Clarke advises, “I think it’s always the right time to get expert advice”. Eddy Piddington asserts that having a buyers agent in the Northern Beaches should “almost be mandatory,” arguing that buyers are often disadvantaged when negotiating against trained negotiators every day. Furthermore, a buyers agent in Manly can provide crucial access to properties that never hit the public market, which is essential for those who have been searching for a while