Illawarra Market Update: Tight Listings Boost Momentum — Week Ending 9 November 2025
- Joel Hynes
- Nov 10, 2025
- 4 min read
The Illawarra property Market continues to show signs of steady momentum, driven by tightening listings and resilient buyer confidence. Across Wollongong, Shellharbour and Kiama, limited stock and consistent demand are keeping prices firm as we approach the end of spring. For buyers, this means the window to act before the summer slowdown is narrowing — preparation and clarity are now key.
Key Stats – Week Ending 9 November 2025
Indicator | Latest Figure | Source |
Median Dwelling Value | ≈ $1,032,431 | |
Median House Price | ≈ $1,295,000 | The Shoreline Agency / LinkedIn |
Median Unit Price | ≈ $715,000 | The Shoreline Agency / LinkedIn |
Listings for Sale | ≈ 1,340 (↓ 14 % YoY from ~1,560) | |
Auction Clearance Rate | ~ 59 % (Regional NSW proxy) | Domain / LinkedIn |
Vendor Discounting (Est.) | 3 – 4 % avg (National Context) | CoreLogic Monthly Regional Update |
Market Overview
Spring has delivered a notable lift in buyer energy throughout the Illawarra. While the national property Market has experienced moderate growth, our region's fundamentals — including lifestyle appeal, proximity to Sydney, and chronic supply shortages — are driving stronger-than-expected resilience.
House values rose by +1.1 % in October and units by +1.2 %, marking the most substantial monthly gain in 18 months. Tight listings are the dominant theme: roughly 1,340 properties were on the Market across Wollongong, Shellharbour, and Kiama in October, down from ~1,560 a year ago — a 14% decline.
That lack of fresh supply is underpinning values. Buyers are active, yet vendors remain cautious. This imbalance has created a sweet spot environment where desirable, well-priced homes are moving quickly, while overpriced or poorly presented listings are sitting on the Market longer.
Sub-Market Breakdown
Wollongong & Northern Suburbs
The north remains the engine of Illawarra demand. Suburbs such as Thirroul, Woonona, Bulli and Austinmer are seeing strong inspection turnout, particularly for family homes in walk-to-beach locations.
Median prices hover between $1.25 million and $1.45 million, depending on land size and view quality. Days-on-market average 28 – 32 days, with most quality listings selling before auction.
Shellharbour Region
Around Flinders, Barrack Heights, and Shell Cove, the lower- to mid-tier remains competitive. Family homes under $1.2 m are selling within five weeks on average. Limited new land releases and the lifestyle draw of the marina precinct are keeping supply tight. The unit segment around Warilla and Shellharbour City Centre is also gaining traction among investors.
Kiama & South Coast Pockets
Kiama and Gerringong are attracting Sydney buyers seeking prestige coastal living. Volumes are low, but pricing remains strong — many homes still command $1.5 million to $2 million plus. Lifestyle-led demand, particularly for renovated cottages and view apartments, keeps this micro-market buoyant even in a slower macro climate.
What This Means for Buyers
Buyers are operating in a Market that rewards readiness, strategy and speed more than speculative waiting. Here's what the current conditions mean for anyone looking to purchase in the Illawarra:
1️⃣ Stock is Limited – Be Decisive.
With listings ~14% lower year-over-year, the number of available homes can't keep pace with buyer interest. The "wait and see" approach risks missing the right property altogether.
2️⃣ Quality Homes Move Quickly.
Properties with strong presentation and a desirable location near transport, schools, or beach amenities often attract multiple offers within a week. Expect competition for anything turn-key or renovated.
3️⃣ Units Offer an Entry Point.
The $700 k range remains a realistic entry price for first-home buyers and downsizers alike. However, supply is limited, so acting quickly when a well-located unit becomes available is essential.
4️⃣ Negotiation Is Tight but Possible.
Vendor discounting is limited (3 – 4 % on average). Focus on identifying areas where you can add value — such as cosmetic upgrades, layout improvements, or future rezoning potential — instead of chasing significant price cuts.
5️⃣ Preparation Beats Luck.
In a tight Market, pre-approval is non-negotiable. Know your upper limit, have deposit funds ready, and partner with a buyer's agent who can secure off-market or pre-listing access before the crowd.
6️⃣ Lifestyle and Infrastructure Still Drive Demand.
Projects like the M6 Stage 1, the Port Kembla redevelopment, and improved rail links to Sydney continue to enhance the regional appeal — ensuring long-term demand for coastal property.
4 – 6 Week Outlook (through mid-December 2025)
Listings: Remain tight through late spring. We expect a brief flurry of new stock in early December before the traditional Christmas pause.
Auction Activity: Likely to edge higher (60 – 65 %) as buyers lock in pre-summer purchases. More sales are occurring pre-auction, indicating a heightened urgency for deal-making.
Pricing: House values may rise 0.5–1%, units stable to +0.3%. We don't expect a surge, but momentum is positive.
Days on Market: Holding steady around 28 – 35 days for houses; slightly higher for units.
Sentiment: Cautiously optimistic — buyers are active but not reckless; vendors are confident yet pragmatic.
For those buying before year-end, December represents a window to leverage motivated sellers and reduced competition as casual buyers exit for the holidays.
How Buyers' Agents Add Value Now
Partnering with a local buyer's agent, such as The Shoreline Agency, provides you with access to hidden stock, faster Market insights, and negotiation leverage in this low-supply environment. We:
Monitor off-market and pre-listing opportunities throughout the Illawarra region.
Analyse suburb-level data to spot undervalued streets and trends.
Negotiate confidently with selling agents to minimise risk and secure value.
Save you time by streamlining search, inspection and due diligence steps.
Whether you're a first-home buyer, a relocating family, or an investor, our goal is to make your buying journey decisive and data-driven.
The Bottom Line
The Illawarra Market is characterised by tight listings and measured growth as 2025 draws to a close. Values are stable, supply is scarce, and competition is building just beneath the surface. For buyers who act now, there's still time to secure quality property before the summer slowdown.
Ready to buy smarter in the Illawarra?Book your complimentary 15-minute Buyer Strategy Session and get a clear, data-backed plan for your next move.
Sources & References
View.com.au (2 November 2025) – "Regional NSW Market Gathering Pace After Strongest Growth in 18 Months"
Region Illawarra (Oct 2025) – "Illawarra Property Prices Surge as Listings Dry Up"
CoreLogic & PropTrack Regional Market Trends (Oct 2025)
The Shoreline Agency Market Wrap / LinkedIn (2025 updates)
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