By Nicholas Murray Sales Manager, Murray Property
Spring opens with a question for Darlinghurst and Surry Hills vendors: will the new season bring enough committed buyers to meet the properties coming to market?
My view is that sellers should begin September with a clear plan and realistic expectations. The late-winter auction figures show an improvement across the final two weekends, but they do not establish a broad recovery or guarantee stronger prices for an individual home.
For this Darlinghurst and Surry Hills property market update for September 2026, I am looking at the auction results leading into spring, the stock position at the end of winter and what those signals mean when preparing a local sale.
The first Saturday of spring is 5 September. For this 4 September edition, that weekend is the next test of the market, rather than a result we can already assess.
Historical data note: Figures for the periods below were checked on 16 September. Domain’s 29 August page incorporates a 9 September update; the article therefore includes later revisions to pre-spring results.
The fortnight at a glance
The following figures cover Sydney as a whole. They are useful background for local decisions, but they are not Darlinghurst or Surry Hills clearance rates.
| Sydney auction measure | Week ending 22 August 2026 | Week ending 29 August 2026 |
|---|---|---|
| Domain clearance rate | 54% | 56% |
| Auctions scheduled | 634 | 730 |
| Results reported | 462 | 516 |
| Properties sold | 249 | 288 |
| Withdrawn | 102 | 110 |
| Passed in | 111 | 118 |
| Homesearch Solutions historical clearance rate | 54% | 56% |
Sources: Domain, week ending 22 August, Domain, week ending 29 August and Homesearch Solutions’ historical auction series. Domain labels its figures preliminary; its page updates are dated 28 August and 9 September respectively.
What the clearance rates tell us
The reported improvement is two percentage points over the fortnight’s two auction weeks. That is a useful movement to watch, although it is too small a sample to establish the direction of the spring market.
Homesearch Solutions’ historical series also records a gradual August rise: 46% on 1 August, 50% on 8 August, 52% on 15 August, 54% on 22 August and 56% on 29 August. These are the values in the live historical series checked for this draft. Homesearch Solutions.
For a vendor, I would treat that as a reason to watch buyer participation closely. I would not use it alone to increase a price expectation.
Read the headline alongside the reporting coverage
Clearance rates describe the reported auction sample. They do not measure every property for sale, and they should not be interpreted as the percentage of homes that sold under the hammer. Reported sales can include transactions before or after the auction, depending on the provider’s reporting rules. Homesearch explains its calculation in its auction results guide.
Keep the provider and reporting stage consistent when comparing weeks. A preliminary Saturday figure and a later revision can give different readings of the same auction period. Unreported results should not automatically be counted as unsuccessful sales.
For your own campaign, the more useful questions are how many buyers return, whether they request the contract, what concerns remain and how many are in a position to make an offer. Those details help distinguish general interest from a realistic prospect of a sale.
Stock levels as spring begins
SQM Research’s release on 1 September recorded 38,293 Sydney residential listings in August. Total stock was 2.8% lower than July, but 13.3% higher than August 2025. New Sydney listings rose 7.0% over the month, while remaining 16.7% below the same month last year. SQM Research August 2026 listings report.
That distinction matters. Fresh listings increased during August, while the total number of advertised properties eased from July. Buyers still entered spring with more overall choice than a year earlier.
These are citywide figures and an end-of-winter baseline. They do not establish how many new listings arrived in Darlinghurst or Surry Hills during the first four days of September.
My advice is to review competing properties before launch, then update that comparison during the campaign. A new listing in the same building, or a similar terrace nearby, may be more relevant to your pricing than a movement in the Sydney-wide total.
A closer look at Darlinghurst and Surry Hills
Domain’s historical results for the week ending 29 August include the following examples:
| Property | Reported type | Reported outcome |
|---|---|---|
| 403/2 Neild Avenue, Darlinghurst | One-bedroom unit | Sold before auction for $1.225 million |
| 25 Phelps Street, Surry Hills | Two-bedroom house | Sold for $1.73 million |
| 558 Bourke Street, Surry Hills | Three-bedroom house | Passed in |
Source: Domain’s 29 August weekly results. These are selected historical outcomes across the market, not Murray Property sales or a complete suburb sample. The passed-in entry describes that auction period, not the property’s current availability.
Darlinghurst
For an apartment owner, the useful comparison goes beyond the suburb and bedroom count. Internal area, floor level, outlook, natural light, parking, strata costs and the building’s condition can materially change how buyers assess two otherwise similar listings.
The Neild Avenue result is a reference point to investigate, not a price benchmark for every one-bedroom apartment. Before using it in an appraisal, I would want to understand how the property compares with yours and which other homes the same buyers could consider.
If you are preparing to sell your property in Darlinghurst, start with a comparison of your closest alternatives and a clear explanation of what distinguishes your home.
Surry Hills
For houses and terraces, compare layout, condition, outdoor space, land configuration and the work a purchaser may need to undertake. For apartments, look closely at the building as well as the individual residence.
A sale and a passed-in result in the same suburb illustrate why I would avoid treating one headline rate as a prediction for every campaign. They do not tell us, by themselves, why one home sold or another did not meet its reserve.
If you are planning to sell your property in Surry Hills, ask how recent completed sales support the proposed price range, and which competing listings could influence buyer decisions during your campaign.
What the spring opening means for vendors
Set expectations with recent evidence
Review comparable completed sales alongside current asking prices. If a competing home remains available, its advertised price is not evidence that a buyer will pay that amount.
Ask your agent to explain the differences between your property and each comparison. The reasoning behind an appraisal matters as much as the number.
Make it straightforward for buyers to assess the property
Organise photographs, a clear floor plan and accurate property information before launching. Prepare answers to foreseeable questions about maintenance, strata matters, inclusions and the proposed settlement timetable with the appropriate professionals.
You cannot remove every buyer concern, but you can reduce avoidable delays and uncertainty.
Agree on how feedback will influence the campaign
Set a regular reporting schedule. Review repeat inspections, contract requests, offers and the reasons interested buyers decide not to proceed.
If the feedback points consistently to a price gap or an unresolved concern, discuss it early. Waiting until the final days of an auction campaign can leave less room to respond.
Keep a negotiation plan alongside the auction plan
Discuss how you will assess a pre-auction offer and what happens if bidding does not reach the reserve. Consider the offer’s terms and the buyer’s readiness as well as the price.
The appropriate sales method should reflect the likely buyer pool and your circumstances. Spring alone is not a reason to choose auction for every property.
What buyers should take from the update
More advertised choice can make it easier to compare alternatives, but it does not tell you how much competition exists for a particular home.
Before making an offer, investigate the property itself, review comparable sales and confirm your budget. A suburb-wide or Sydney-wide statistic cannot substitute for checking an apartment’s strata position or a terrace’s condition.
If a property has passed in, ask what the seller’s position is now. A passed-in auction can lead to further negotiation, but it does not establish that the vendor will accept a substantial discount.
What I will be watching over the next fortnight
The weekends of 5 and 12 September will provide the first opportunity to assess how spring campaigns are meeting buyer demand. The questions I would use to judge that opening are:
- Are new listings attracting return visits and offers, as well as initial enquiries?
- Are reported clearance rates holding as more results arrive?
- Are comparable homes selling, remaining available or changing price expectations?
- How much directly competing stock is appearing in each property’s price range?
- Are buyers able to complete their checks and act within campaign timetables?
A single strong weekend would be encouraging, but I would want to see a broader pattern before describing it as a sustained change.
Nicholas Murray’s view
Phone: 02 9371 5901
Email: home@murrayproperty.com.au
Office: 251 Oxford Street, Darlinghurst NSW 2010
My recommendation for the start of spring is to prepare thoroughly and price with a clear understanding of the alternatives available to buyers. The first task is to establish where your own property fits within its immediate competition.
If you are ready to sell, discuss a campaign based on that evidence. If important preparation is unfinished, use September to resolve it and choose a launch date you can meet confidently.
For advice on your property, book a sales appraisal with Murray Property. We can discuss recent comparable sales, preparation priorities and the campaign approach that suits your circumstances.
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Disclaimer
The data, figures, and market statistics referenced in this article were current at the time of publication and are sourced from third-party providers including CoreLogic/Cotality, Domain, realestate.com.au, HtAG Analytics, PropTrack, and NSW Fair Trading, among others. Property market data changes frequently, median prices, rental yields, vacancy rates, clearance rates, and days on market figures are updated regularly by their respective providers and may have changed since this article was published. Readers are encouraged to verify all figures directly with the cited sources before making any decisions.
This article is intended as general information only. It does not constitute financial, investment, legal, or taxation advice. The information provided does not take into account your individual circumstances, objectives, financial situation, or needs. Before making any property investment, purchase, sale, or management decision, you should seek independent advice from a qualified financial adviser, solicitor, or property professional licensed in your state.
Murray Property is a licensed real estate agency operating in NSW. We are not financial advisers. References to rental yields, capital growth, or investment returns are based on publicly available market data and historical performance, which is not a reliable indicator of future results.
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