Illawarra Property Market Wrap – Week Ending 30 November 2025

The Illawarra property Market capped off spring with limited listings and resilient buyer demand. Across Wollongong, Shellharbour and Kiama, total stock remains low, pushing up competition for quality properties and keeping prices stable.

Auction volumes lifted slightly, with a clearance rate hovering around 55%. While the Market heads into its seasonal holiday slowdown, conditions remain competitive – especially for buyers who are prepared to act decisively.

Indicator	Latest Figure (Approx.)
Auction Clearance Rate (Wollongong, Shellharbour, Kiama)	~55% (approx. 50 auctions)
Median House Price	≈ $1.30 million
Median Unit Price	≈ $715,000
Listings for Sale (Wollongong/Shellharbour/Kiama)	~1,340 (↓ ~14% YoY)
New Listings	Minimal increase (stock remains tight)
Average Days on Market	~28–35 days for houses (longer for units)
Vendor Discounting	~3–4% off asking price (average)

Market Overview

Buyer demand remained steady through late November, despite fewer new listings than typical for spring. The total number of properties on the Market across the region was approximately 1,340 – about 14% lower than a year ago.

This shortfall in available homes has underpinned prices, with both houses and units holding firm or gaining slightly.

Auction activity picked up for a late-spring push, with about 50 properties going under the hammer. The ~55% clearance rate signals moderate buyer confidence.

However, well-priced homes often sell before auction, indicating that motivated buyers are acting early. Conversely, properties with overambitious pricing typically lingered or passed in, creating opportunities for post-auction negotiation.

House prices across the Illawarra now sit around $1.3 million, while units are hovering near $715,000. These figures represent a modest rebound from mid-year and are nearing the peak values last seen in 2022.

Price growth over the past year has been strongest in the Kiama–Shellharbour corridor, driven by lifestyle appeal and ongoing demand from Sydney-based buyers.

Listings have remained tight throughout spring. While some new stock trickled in during November, it wasn't enough to meet buyer appetite.

Well-presented homes attracted large inspection turnouts, multiple offers, and quick sales – often within four weeks.

In contrast, older listings have created some room for negotiation, with average vendor discounts sitting around 3–4%.

What This Means for Buyers

🔹 Stock Remains Scarce – Be Ready. With fewer listings than last year, competition is intense. If a home fits your criteria, move quickly and have finances ready.

🔹 Quality Homes SellFast. Turnkey homes in good suburbs are often selling within days of the first open. Don't expect much breathing room on popular listings.

🔹 Negotiate on Older Listings. Properties that have been on the market for 6+ weeks may be overpriced or need updates. These can present negotiation opportunities.

🔹 Units Offer Relative Value: Townhouses and apartments in the low $700k range remain accessible for first-home buyers and downsizers, with slightly less buyer competition.

🔹 Post-Auction Opportunities Exist: Roughly half of the auctions are passing in. Be ready to negotiate immediately after if your target doesn't sell under the hammer.

🔹 Holiday Period Could Bring Opportunity. As competition thins out in December and January, active buyers may find more flexible sellers and less crowded inspections.

4–6 Week Outlook (Through Mid-January 2026)

⏳ Listings Will Slow Further. Expect very few new listings until mid-to-late January. Many current listings will be withdrawn for the holiday period.

🏖 Buyer Activity Will Dip. As holidays begin, open home traffic and new sales will ease. However, serious buyers who stay active could face less competition.

🔨 Auctions to Pause, Resume Late January. Most auction activity will halt after early December, with a ramp-up expected in late January 2026.

💲 Prices to Hold Steady. Low transaction volume suggests little price movement is expected through year-end. Well-priced homes will still sell, but sellers may need to be flexible.

📆 Time on Market Will Rise Temporarily. Expect properties to sit on the Market longer due to the seasonal slowdown, then pick up again once new listings emerge in 2026.

😊 Buyer and Seller Sentiment Remain Positive. Confidence is steady heading into 2026. Interest rates are stable, and the region's lifestyle appeal continues to support demand.

Sources

• Domain/REA Weekly Auction Data – NSW Auction Results, Week Ending 30 November 2025

• The Shoreline Agency – Illawarra Market Update

• CoreLogic/Cotality via Region Illawarra – Median Prices and Listings

• SQM Research & PropTrack – Market Trends and Inventory Data