Introduction: Confronting Low Stock Levels in the Sydney Property Market
As of Winter 2025, the Sydney property market is defined by a critical shortfall in available listings. For property buyers, this presents unique challenges and an environment that calls for a strategic approach. According to Cotality figures, the number of new listings in Sydney fell by 5.5 percent year-on-year in May 2025, even as total listings have marginally increased due to properties lingering longer on the market. Sales volumes dropped by 6.2 percent year-on-year, reinforcing the reality that both vendors and buyers are proceeding with greater caution. The median number of days on market has also climbed to 36, up from 31 days last year, pointing to a property landscape where competition for quality stock is fierce and patience is indispensable.
Despite the subdued level of new stock, demand remains robust, particularly for A-grade homes and investment-grade assets, which continue to attract buyer interest. Properties in desirable suburbs frequently receive intense scrutiny, and opportunities in certain tightly held areas are extraordinarily scarce, sometimes arising scarcely once in a decade.
Navigating Tight Supply: The Role of a Buyer’s Agent
In a market where high-quality properties are infrequently listed and competition is intense, buyers’ agents have emerged as indispensable allies for property buyers. Buyers’ agents offer numerous advantages:
- Insider Access: Buyers’ agents maintain extensive networks with selling agents and property professionals, providing clients with early or exclusive access to off-market and pre-market properties.
- Market Intelligence: With up-to-date knowledge on micro-market trends and comparable sales, buyers’ agents assess true market value, reducing the risk of overpaying.
- Skilled Negotiation: Buyers’ agents bring a strategic advantage, employing refined negotiation techniques to secure favourable terms amid multi-offer situations or for in-demand off-market opportunities.
Case Study : Securing an Off-Market Property in a Tightly Held Suburb
Recently, one of our clients faced challenges with properties in in and around Summer Hill and Dulwich Hill in the Inner West. After several publicly listed opportunities attracted crowds and offered little room for negotiations, we leveraged our agent networks to identify a superior home in Croydon Park that was being quietly discussed for sale off-market. Through swift and discreet negotiation, we were able to inspect the property prior to public advertising. This early access, coupled with flexible settlement terms, convinced the vendor to transact privately on terms favourable to both parties.
This scenario is not unique. Around 40% of our transactions involve off-market properties, demonstrating the increasing necessity of privileged access in a low listing environment.
The True Value of Off-Market Listings
- Exclusive Access: Off-market deals are often available only to buyers’ agents or through well-established networks.
- Lower Competition: Buyers may negotiate without the competition from a public campaign, allowing room for creative terms and fair negotiations.
- Due Diligence is Paramount: Because off-market properties are not tested publicly, valuation accuracy is critical, and negotiation skills become even more essential.
It is crucial to understand, however, that off-market does not necessarily mean discounted. Vendors sometimes use off-market sales to test higher price expectations or to maintain privacy. Thus, a robust assessment backed by market-comparable evidence and the professional advocacy of buyers’ agents is vital to securing a fair deal.
We do come across off-market properties where vendors chance their luck in receiving offers above market value and these opportunities must be critically assessed.
Creative Negotiation in Today’s Market
Negotiating for property in a market with low stock requires more than simply offering the highest price. Our approach centres on understanding the vendors’ motivations and creating proposals tailored to their circumstances.
Key strategies for successful negotiation include:
- Uncovering Vendor Motivation: Understanding whether a vendor values a speedy settlement, flexible occupancy, or another term can be the lever that unlocks a deal.
- Making Cash or Unconditional Offers: Vendors respond positively to offers with minimal conditions, which can set buyers apart from the competition.
- Presenting a ‘Knockout’ First Offer: When the market is moving upwards and competition is strong, leading with your strongest offer can secure a property before it reaches a broader audience.
Tactical Guide: Steps for Property Buyers in Winter’s Low Listing Market
- Secure Pre-Approval Carefully
In this environment, readiness is a competitive edge. Vendors favour buyers whose finances are already verified and ready to proceed. - Expand Search Parameters
Be flexible on suburb, property type, or features if your ideal property is simply not on the market this Winter. Buyers’ agents can identify comparable or alternative assets with strong investment potential. - Prepare for Competition and Act Decisively
When a suitable property becomes available, move swiftly with your buyers’ agent’s guidance. Delays can mean missing out in a low-supply market. - Utilise Buyers’ Agents for Off-Market and Pre-Market Access
Many of the best opportunities are not advertised. Your buyer’s agent will provide the access and advocacy needed to compete where the majority of buyers cannot enter the field. - Negotiate Strategically
Stand out through flexibility, preparedness, and a strong initial offer grounded in detailed research.
Conclusion: Taking Advantage of the Current Window
The Sydney property market this Winter remains competitive yet offers strategic opportunities for well-prepared property buyers. While low stock levels heighten competition, the value of buyers’ agents has never been greater in uncovering hidden opportunities, facilitating off-market access, and executing creative negotiation strategies tailored to current market conditions.
As buyers’ agents located in Sydney’s Inner West, we at Buyer’s Domain are dedicated to acting as your trusted advocate—navigating the complexities of the current market and ensuring your property purchase is both strategic and rewarding.
For confidential advice and to discover off-market opportunities, contact us at Buyer’s Domain—your trusted buyers’ agents in the Sydney property market.
