23 Jul Upper North Shore Development Sites: Where the Smart Money is Moving Next
Mid-2025 market analysis reveals shifting dynamics across Upper North Shore development opportunities. As specialist buyer’s agents with deep on-the-ground experience across Sydney’s Upper North Shore, we’re seeing some notable shifts in the market for boutique development sites — particularly those suited to home or duplex projects rather than large apartment blocks.
St Ives and Turramurra Lead the Price Surge
In Q2 2025, development site prices in St Ives and Turramurra moved decisively upward. These suburbs have now caught up to the pricing levels we’ve traditionally seen in other premium Upper North Shore areas. This growth reflects not only sustained buyer interest in low-density living but also the relative scarcity of well-located sites with desirable features such as level blocks, good street frontage, and favourable zoning that supports dual occupancy development.
This demand is largely driven by builders, downsizers, and boutique developers looking for opportunities to create premium duplexes or larger family homes that align with the character of these suburbs.
Why We Like Pymble in the Next Quarter
While St Ives and Turramurra have experienced this surge, Pymble presents a different story—and opportunity. Pymble has not yet experienced the same level of price growth for home or duplex development sites, creating what we believe is a strong buying opportunity.
We’re seeing several promising, undeveloped sites in Pymble that are still trading at a discount to their full potential. With wide green leafy streets, highly regarded schools, and a growing demand for premium downsizer properties, we believe Pymble is well-positioned for growth in Q3 and beyond.
Market Intelligence
Our insights come from tracking Upper North Shore development sites for over 5 years and maintaining close relationships with local agents, planners, and developers across the region. The upward pressure on land values in Turramurra and St Ives is real and accelerating, with preliminary indicators showing approximately 10% – 20% increases in development site values compared to late 2024 (even Q1 2025). Here is a snapshot of some recent local sales.
| Address | Bed/Bath/Car | Price | Sale Date | Size m2 | Comments | Price per m2 | Increase in price |
| 78 Woodbury Rd St Ives | 4/3/2 | $3.505m | 15/2/25 | 1012 | 2 story house move-in condition | $346.34 | |
| 84 Woodbury Rd St Ives | 4/3/2 | $3.75m | 7/6/25 | 919 | 1 story house, Ok condition | $408.05 | |
| 18% | |||||||
| 40 Murdoch St Turramurra | 4/3/2 | $4.6m | 13/5/25 | 1220 | Knock down rebuild condition | $377.05 | |
| 51 Murdoch St Turramurra | 4/2/0 | $3.8m | 25/1/25 | 1220 | Knock down rebuild condition | $311.48 | |
| 21% |
The overall price per square meter increased about 20% between Q1 and Q2 2025.
| Address | Bed/Bath/Car | Price | Sale Date | Size m2 | Comments | Price per sqm |
| 40 Murdoch St Turramurra | 4/3/2 | $4.6m | 13/5/25 | 1220 | Duplex site, good street | $377.05 |
| 22 Mudies Rd St Ives | 4/1/2 | $4.5m | 26/4/25 | 1290 | Duplex site, average street | $348.84 |
| 40 Kulgoa Rd Pymble | 4/3/2 | $3.95m | 24/5/25 | 1233 | Duplex site, average street | $320.36 |
Looking to Buy on the Upper North Shore?
If you’re considering a development site or family home in the Upper North Shore, particularly in Pymble, our local knowledge can give you an edge. Wendy Zhang, our Upper North Shore specialist and development site expert, is not only highly experienced — she’s also a Pymble local.
Feel free to reach out for a confidential conversation about current opportunities in the area.
Feature Image: 10 The Glade Wahroonga, NSW 2076 – secured by Wendy Zhang, Buyers’ Agent in May 2025 📷 realestate.com.au