Auction volumes surge ahead of rates call

The top result for the day went to Ray White New Farm sales agent Christine Rudolph, who sold  240 Tinarra Crescent, Kenmore Hills under the hammer for $6.2 million.

The highest number of registered bidders nationally was Ray White Prospect sales agent Clinton Nguyen auction at 26 Blount Street, Blair Athol with 20 registered bidders and 4 active bidders.

Ray White scheduled 825 auctions nationally this week, up  from 728 the week prior.

Ray White CEO Performance and Value Thomas McGlynn said we’re seeing some interesting changes in buyer behaviour as we approach the final weeks of the year, although there’s no question that market conditions remain challenging.

“Nationally, our auction clearance rate fell to 35.4 per cent this week off the back of a 17 per cent increase in scheduled auctions,” Mr McGlynn said.

“Brisbane experienced a particularly difficult week, with clearance falling to 16.2 per cent as auction volumes increased by more than 50 per cent. Sydney and Melbourne were more encouraging, with clearance rates improving to 53.8 per cent and 48.8 per cent respectively. These differences highlight just how varied conditions are across the country, but the broader picture is one of increased supply without a corresponding lift in buyer competition.”

“What’s particularly interesting is how buyers are responding to these conditions,” Mr McGlynn said.  Across the group, 35 per cent of auction campaign sales occurred before auction day this week, compared with an average of 27 per cent over the previous eight weeks. In NSW, that figure reached 60 per cent. At the same time, 42 per cent of conducted auctions attracted no active bidders, yet 44 per cent of properties sold under the hammer achieved prices above reserve. 

“It suggests we’re seeing two very different behaviours playing out. Buyers who find the right property are still prepared to act decisively, sometimes before auction day, while others are increasingly comfortable holding back when the property or price doesn’t meet their expectations. Competition remains, but it’s becoming much more concentrated.”

“With the Reserve Bank’s interest rate decision approaching on Tuesday, the coming weeks will be particularly important,” Mr McGlynn said.  

“Buyers are already navigating greater choice and considerable uncertainty, and while the outcome of that decision may influence confidence, it won’t change the importance of sellers responding to the market in front of them.”

Auction properties are currently spending a median of 28 days on the market, compared with 46 days for private treaty, and the difference in 45-day clearance rates between the two methods of sale remains significant. There’s still an opportunity to achieve good results before the end of the year, but in a market where buyers have more choice, realistic expectations and genuine engagement from the beginning of a campaign have rarely been more important.

New South Wales

"With all eyes on next week's RBA decision and all four major banks predicting another rate increase, we are seeing both buyers and sellers take a calculated breath," Ray White New South Wales/ACT CEO Tim Snell said. 

"Purchasers are already factoring borrowing limits into what they are prepared to offer, which naturally leads to a more deliberate marketplace."

Mr Snell said that while current data points to a seasonal slowdown, the transaction flow remains sound. Across all campaigns, median days on market have expanded to 41 days.

"Auctions continue to demonstrate why process matters," Mr Snell said.  "Selling via auction is averaging 33 days on market compared to 45 days for private treaty. While our 45-day clearance rate moderated to 62.7 per cent in October from 66.0 per cent in September, campaign conversion has remained remarkably steady."

The underlying fundamentals reward discipline on presentation and pricing.

"Price is doing the heavy lifting right now," Mr Snell said.  "Stock that is well-prepared, marketed with momentum, and aligned with market reality continues to attract active competition. For properties that miss that mark, extended days on market inevitably force price corrections down the track."

The landmark Federation home Skara Brae at 19 St Thomas Street, Bronte, sold on Thursday for $11.95 million, $950,000 above its $11 million price guide.

The home had been in the same family for 42 years, and it was sold to a local family who are moving up to a bigger home.

Top agent Alexander Phillips of Ray White Phillips & Co ran the auction on Thursday, 29 October. A large crowd of more than 150 people turned out to watch. Three bidders registered, and two of them were active. Bidding opened at $10 million.

Mr Phillips said the home was one of Bronte’s best-known Federation residences.

“Skara Brae is one of those homes Bronte locals have admired for decades, so it’s fitting that it’s going to a local family,” Mr Phillips said.

“When we took it on eight weeks ago, we restructured the campaign and lifted the presentation to show what this home really is. The result shows what happens when you get the positioning right. Bronte buyers know exactly what they’re looking at, and they’ll pay for quality.”

The home sits on an 884 square metre corner block with Pacific Ocean views. It has four bedrooms, two bathrooms and parking for two cars, as well as large gardens, a saltwater pool and a separate one-bedroom studio.

Download the high res images HERE

2/9-19 Nickson Street, Surry Hills
Sold under the hammer for $1,338,000
4 registered bidders, 4 active
Lead agent: Con Fotaras - 0411 648 458
Ray White Touma Taylor

A  renovated Nickson Street terrace sold under the hammer for $1,338,000 driven by four active bidders.

The winning bid went to a mother securing the property as an investment for her daughter.

The 2 bedroom apartment was delivered by a syndicate of 19 investors learning the development process firsthand under the guidance of Bernadette Janson and her husband Stephen of The School of Renovating. Managed as a unit trust with a minimum $50,000 buy-in, the project splits profits after paying out debt and costs.

“The syndicate is feeling so accomplished,” Ms Janson said. “To achieve a result like that in this market, is a real feather in our caps.”

The campaign drew 95 groups through inspections, marking the 13th property Ms Janson has sold through agent Con Fotaras.

“Bernadette is brilliant, and she gives you a product that is 100 out of 100,” Mr Fotaras said. 

“Overall, we really are happy ....we had 95 buyers through! She knows exactly what buyers want, and being just blocks from Crown Street, the light rail, and the new Surry Hills Village made it hugely appealing!”

Download the high res images here
Renovation team here

45 Pleasant Avenue, East Lindfield

Sold under the hammer for $2.82m 
4 registered, 2 active bidders
Lead agent: Jessica Cao - 0466 877 260
Ray White Upper North Shore

An architect-designed mid-century residence in Sydney’s upper north shore has sold for $2.82 million under the hammer. 

The property at 45 Pleasant Avenue, East Lindfield, held by the same family for nearly half a century, drew a crowd of close to 100 neighbours and prospective buyers on Saturday morning. 

The sale marked the end of a 49-year tenure for vendors Brian and Marilyn Orr, who are downsizing to a nearby retirement village.

Four bidders registered for the auction, with two active parties, both young Sydney families looking to establish footholds in the tightly held school catchments. 

Lead agent Jessica Cao, of Ray White Upper North Shore, said the auction atmosphere reflected the Orrs' longstanding ties to the local community.

“Being there for 49 years, they had a huge turnout to support them. We invited the neighbours and had a coffee cart on site,” Ms Cao said. “The sellers were so happy and relieved; to get a result like this in a more challenging market, they were just overjoyed.”

For the Orrs, now both in their 80s, the sale capped off decades of family history.

“When we first moved here, we went from being the youngest couple in the street to eventually becoming the oldest,” Mrs Orr said. “We’ve brought up two daughters and four grandkids here, and they all went to school in East Lindfield. It has been a wonderful, warm neighbourhood to raise a family.”

“One of my daughters was very emotional during the auction, she burst into tears!” Mr Orr said. 

“They know it has to happen….we are both in our 80s, so it’s time to move on. We are going to a retirement village less than a kilometre down the hill.”

“We understand how difficult the market is, and we feel so lucky being able to sell the house,” Mr Orr said.  “A lot of credit goes to Jessica and the Ray White team.”

301 Botany Street, Kingsford
Sold under the hammer for $3.35 million
3 registered and active bidders
Lead agent: Alexander Phillips - 0418 404 337
Ray White Phillips & Co

A meticulously overhauled early-1900s residence at 301 Botany Street, Kingsford, has sold under the hammer for $3.35 million.

The on-site auction drew a crowd of around 40,  with all three registered parties actively competing for the dual-frontage corner home known as Beauford.

"It was a great auction; there was a crowd of 40 people there," Alexander Phillips of Ray White Phillips & Co said.  "The first bid was $3 million."

"The house was sold to a lovely local family who were upgrading into a bigger home," Mr Phillips said.

182 Henderson Road, Alexandria 

Sold $2,140,000
3  registered and active bidders
Lead agent: Shaun Stoker - 0424 172 217
Ray White Glebe 

A contemporary three-bedroom terrace at 182 Henderson Road, Alexandria, sold under the hammer for $2.14 million on Saturday.

Marketed by Ray White Glebe's Shaun Stoker, the auction drew three registered and active bidders before a crowd of 50 onlookers. 

The property was secured by a young couple relocating from neighbouring Redfern, beating out two other buyers.

“All the bidders were young couples, pre-kids,” Mr Stoker said. “What really attracted the buyers was the lock-up garage, it is so rare in the area.”

Victoria

Ray White Victoria and Tasmania chief auctioneer Luke Banitsiotis said Ray White Victoria’s auction momentum has shown remarkable resilience through the regulatory shift, directly defying broader market contractions.

“Scheduled auctions averaged 188 per week over the first fortnight under the new rules, up 12 per cent on the prior 168 average, with 202 scheduled this week alone, including 179 across Melbourne,” Mr Banitsiotis said. 

“Victoria continues to lead the major states, posting a 46 per cent on-the-day clearance rate (ahead of NSW at 44 per cent and the national 34 per cent), an October 45-day clearance holding firm at 67 per cent, and a swift median of 27 days on market.”

Mr Banitsiotis said buyer engagement is sharp, with published reserves consistently being outpaced.

“A standout 63 per cent of Victorian hammer sales exceeded reserve this week, nearly double the previous week’s 32 per cent and the highest share since mid-September, delivering results such as a $595,000 advertised reserve closing at $620,000 and four-bidder contests finishing $53,000 over reserve.”

Auction campaigns also continue to outdraw private treaty by more than two-to-one, averaging 3.1 attendees per open inspection in week one versus 1.4, propelled by first home buyers who accounted for a nation-leading 38% of buyer feedback.

“Underpinning these results is how effectively agents are executing under the reform,” Mr Banitsiotis said. 

“By testing buyer interest over the opening week or two, agents are guiding vendors to market-aligned reserves before locking them in seven days out. This disciplined, feedback-driven process has repeatedly unlocked multi-bidder competition on the auction floor, keeping vendors committed and ensuring campaigns hold together to deliver decisive outcomes.”

20 Hennessy Street, Craigieburn
Sold under the hammer $693,000
3 active bidders
Lead agent: Adrian Prestileo - 0435 895 170
Ray White Craigieburn
Auctioneer: Trish Orrico, Ray White

A freshly updated Craigieburn home has sold under the hammer for $693,000.

Three active bidders competed for the three-bedroom residence at 20 Hennessy Street, with a young first-home buyer securing the key.

Set on a low-maintenance 425sqm  block near Newbury Primary School, the property drew strong interest from young families and first home buyers seeking to sidestep renovation costs.

“The house was immaculate, and it’s done well,” said Ray White Craigieburn listing agent Adrian Prestileo. “A young first-home buyer got it, and they’re rapt.”

The sale has allowed a  lifestyle pivot for the vendor, who will now trade Craigieburn for life on the water. 

“The seller is moving onto a houseboat! Big lifestyle change and is very happy with the outcome,” Mr Prestileo said.

4a Lydia Avenue, Campbellfield
Sold under the hammer $745,500
9 registered bidders, 7 active bidders
Lead agent: Abdullah El Hosari - 0424 805 545
Ray White Glenroy

Competitive bidding from entry-level buyers drove a contemporary two-storey residence in Melbourne’s north to sell under the hammer for $745,500.

The four-bedroom, three-bathroom home at 4a Lydia Avenue, Campbellfield, drew nine registered bidders, seven of whom actively bid  in a fast-paced contest dominated by first-home buyers.

Ray White Glenroy lead agent Abdullah El Hosari said the house ticked all the boxes for young couples and families wanting to buy in the area. 

“This was a great custom build, priced really well and presented even better,” Mr El Hosari said. “Nine registered bidders is very high; they were the majority first-home buyers, with a first-home buyer purchasing it today.”

11 Shale Way, Wollert
Sold under the hammer $781,000
4 registered bidders, 4 active
Lead agent/auctioneer: Michael Assaad - 0433 535 555
Ray White Wollert

Queensland

Ray White Queensland head of auctions Tom Gunness said clearance rate in Brisbane fell this week to 16 per cent under the hammer as the number of active bidders dropped.

“Buyers are hesitating in anticipation of the next interest rate rise taking place on Tuesday,” Mr Gunness said. 

“The main talking point here is that sellers taking their properties to auction are given more opportunities than those who are selecting private sale.”

“We are meeting twice as many buyers generating more offers and having Active competitive negotiations across the majority of our auctions in Queensland,” Mr Gunness said. 

240 Tinarra Crescent, Kenmore Hills
Sold under the hammer for $6.2 million
Lead agent: Christine Rudolph - 0400 943 984
2 registered and active bidders
Ray White Collective
Auctioneer: Jason Andrew, Ray White

A secluded 1ha estate in the foothills of Mt Coot-tha sold under the hammer for $6.2 million, ending three decades of family ownership on one of Brisbane’s most tightly held streets.

The French Provincial-inspired property at 240 Tinarra Crescent, Kenmore Hills, drew around 200 people to Saturday’s auction, but only two registered bidders, both of whom were active. 

Ray White Collective’s Christine Rudolph was the lead agent, and Ray White’s Jason Andrew called the auction.

The buyers, a family with four children, had inspected the property several times before auction day.

“The buyers who bought it had been back four times and absolutely loved the property,” Ms Rudolph said. “They are a huge family, with four children, and they realise properties of this magnitude don’t come along often.”

The sale marks the end of a long chapter for the vendors, who spent almost 30 years shaping the grounds into manicured gardens, with parterres, French allées, crushed-limestone paths and hidden botanical retreats.

“It was tightly held for 30 years, and the family did the most incredible job creating these beautiful manicured gardens and providing this sanctuary,” Ms Rudolph said.

Privacy was a drawcard for the buyers. “They loved the fact the road is hidden,” Ms Rudolph said. “You just wouldn’t even know it’s here.”

The sellers’, who were overseas on the day, but their children were present, were pleased to learn the property was going to another family who would cherish it as they had.

“For the sellers, it was a closing chapter. It’s been a very much loved home,” Ms Rudolph said. “Their children were so happy to see it was going to be another home to cherish as much as they did. It was a changing of the guard.”

“It was such reassurance that they intend to make it their home for the next 30 years,” she said.

“The average tenure on Tinarra Crescent  is 25 to 30 years,” Ms Rudolph said. “People just do not part with this.”

10 Stephens Street, Annerley
Sold under 1.685m
10 registered, 7 active
Lead agent: Jack Roberts - 0468 558 533
Ray White Collective
Auctioneer: Peter Burgin, Ray White

A renovated character home on a 564sqm block at 10 Stephens Street, Annerley sold under the hammer for $1.685 million on Saturday, following a spirited bidding duel between downsizers and a young family.

Called by Ray White auctioneer Peter Burgin, the auction attracted 10 registered parties, 7  of those actively bidding for the single-level home, located just 90 metres from Junction Park State School.

The three-bedroom California bungalow features classic VJ walls, timber floors, and dual entertaining decks, combining family functionality with the low-maintenance appeal that caught the eye of downsizing buyers.

Ray White Collective’s Jack Roberts said the strong turnout reflected sustained demand for turnkey homes in the inner-ring pocket.

“There is no truer test of price or of market than our auction today,” Mr Roberts said. “With 10 registered bidders, it was very high; it had enduring appeal.”

“The auction process continues to deliver unconditional results under intense competition,” Mr Roberts said. 

“Ultimately it was a downsizer and young family who fought it out, and the downsizers ended up with the winning bid.”

6 Orbital Close, Bridgeman Downs
Sold under the hammer $1.215m
2 registered and active bidders
Lead agent: Sonya Treloar 0424514404
Ray White ICON

A spacious family home on a 919sqm block at 6 Orbital Close, Bridgeman Downs, sold under the hammer for $1.215 million.

Sold by Ray White ICON’s Sonya Treloar, the auction saw two registered bidders compete for the 5-bedder. 

The winning bid went to a young family eager to settle into the expansive suburban block.

“The buyers were a young family who can’t wait to have their first Christmas in the home,” Ms Treloar said. 

“It was a great result, and the sellers were very, very happy that they can now move on to their coastal life.”

37 Tarm street, Wavell Heights
Sold under the hammer for $2.115 million
Lead agent: Kim Olsen
Auctioneer: Jason Andrew, Ray White

Sunshine Coast 

14 Wesley Court, Noosa Heads
Sold for $7.5m
5 registered and active bidders 

Auction held on Wednesday, October 28 

A prized riverside sanctuary at 14 Wesley Court, Noosa Heads, sold under the hammer for $7.5 million, at Ray White Noosa’s first in-room auction event on Wednesday evening. 

Occupying one of the largest single freehold blocks on the peninsula, the 5 bedroom home  boasts direct water access via a private jetty, a quiet cul-de-sac setting sheltered from seasonal tourism, and an enviable position less than one kilometre from Noosa Main Beach and the National Park.

The competitive sale capped off a strategic pivot in marketing approach, drawing interest from global buyers. 

“It was originally a private treaty campaign and converted to auction which ultimately led to the sale,” agent Oliver O’Reilly said. 

“Buyers primarily saw value in the property's holiday letting potential, which grosses $300k in rental income as well as the water frontage and proximity to the Noosa Main Beach. I feel like the amount of interest and auction-ready buyers goes against the predominantly negative market sentiment and proves the resilience of the Noosa market.”

The campaign attracted interest far beyond the Sunshine Coast. 

“Most of the buyers weren't local,” agent Jessica King said. “We had one dialled in from the UK, interstate and a few in person.”

South Australia

Ray White South Australia Chief Auctioneer John Morris has observed a telling shift in the local property landscape following months of changing conditions.

“Clearance rates and bidder volumes appear to be levelling out, albeit lower than we’d like,” Mr Morris said.

 “We’re seeing around 40 per cent of properties sold under the hammer, averaging two registered bidders per auction. But what’s interesting is that Ray White now consistently conducts over 50 per cent of all South Australian auctions, while our competitors have almost abandoned the method entirely.”

When conditions were booming, agents questioned why they should run a three-week auction campaign when a property could sell in the first week. Now that the market has softened, those same agents hesitate to risk an auction if a property might pass in.

Mr Morris said the logic that there is never a right time to auction overlooks the critical cost of delay.

“In a rising market, time is your friend, but in a falling market, it’s your biggest enemy,” Mr Morris said.

 “Every extra week on the market means more competing listings, fewer active buyers, and ultimately a lower sale price. An auction establishes a firm deadline, concentrates buyer competition, and gives sellers the transparency they need to make clear, informed decisions based on real market feedback.”

40 Lionel avenue, Blair Athol
Sold under the hammer $1,346,000
9 registered bidders, 3 active bidders

Lead agent: Nick Borrelli - 0432 270 893  
Ray White Campbelltown 

A prime development-approved corner site at 40 Lionel Avenue, Blair Athol, fetched $1,346,000 under the hammer on Saturday.

Sold by Nick Borrelli of Ray White Campbelltown, the 739sqm corner allotment drew nine registered bidders, with three actively competing to secure the site.

The standout drawcard was DA approval for five two-storey dwellings, four semi-detached and one detached. 

Thanks to dual frontages along Lionel and Florence avenues, every dwelling features its own street crossover with no shared driveways, perfectly positioning the project for Torrens title division.

"The owner had done all the plans and the hard work," Mr Borrell said. "The house had been in the family for years, so it was a big milestone, and the owner was really happy with the result."

The buyer was an experienced local developer who plans to proceed with the build.

"They'll develop on it, they have bought a few in the past," Mr Borrelli said. 

14 Oakdale Drive, Gillies Plains
Sold under the hammer for $1,080,000
6 registered, 4 active
Lead agent: Blake Bryant
Ray White Prospect
Auctioneer: John Morris, Ray White