How much above or below asking do Australian properties sell? We compared 98,543 sales we recorded with a sold date from 1 April to 15 October 2026 with their final asking price.
The typical sale was at asking, and 44% sold above it. Results varied by state and sale method: Tasmania, WA and SA had the highest shares selling above asking, while NSW had the lowest. The share also fell during the period.
Where the final asking price was a range, we compared the sale price with the middle of that range. This matters because 89% of Victorian listings, 75% of SA listings and 49% of NSW listings were advertised as a range, compared with 2% to 7% in WA, QLD, TAS and ACT, and 1% in NT.
Measured against the top of each range instead, the typical sale was 2.1% below asking and 31% sold above. Victoria's share selling above asking was 20% on that reading, compared with 44% using the middle.
This edition replaces the April 2026 edition, which covered 19,764 sales using a different sample and method. Its figures are not directly comparable with this edition. The fall during 2026 shown below is measured the same way in every month.
- The median sale was at asking. Across the sample, 44.2% sold above asking and 13.1% sold more than 5% below.
- Auctions had a median result of 1.56% above asking, compared with 0.56% below for private sales.
- Tasmania had 76.4% of sales above asking, followed by WA at 61.3% and SA at 57.4%. NSW recorded 32.0%.
- The share selling above asking fell from 55.9% in April to 35.9% in August, before rising to 39.3% in October's partial month.
- Across 97,261 sales with both figures, the final asking price had a median absolute error of 2.84%, compared with 5.80% for the valuation estimate we held before the sale.
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Find your suburbThe headline numbers
The mean result was +0.23%, compared with a median of 0.0%. Exactly 6.6% sold for the asking price, or the middle of the advertised range. A median at asking therefore does not mean most individual sales matched their asking price exactly.
Auction vs private sale
| Sale method | Sales | Mean vs asking | Median vs asking | Sold above asking | Sold more than 5% below |
|---|---|---|---|---|---|
| Auction | 21,546 | +2.54% | +1.56% | 58.9% | 10.6% |
| Private sale | 68,844 | -0.37% | -0.56% | 40.5% | 13.7% |
| Expressions of interest (EOI) | 1,489 | -1.88% | -1.64% | 30.0% | 21.8% |
| Method not recorded | 6,664 | -0.62% | -0.64% | 38.5% | 12.6% |
Auctions were more likely to finish above asking than private sales. Their median result was +1.56%, while the private-sale median was -0.56%. Expressions of interest had the lowest median result and the largest share selling more than 5% below asking.
These comparisons describe results against final asking prices. They do not establish that choosing auction would produce a higher sale price for the same home. The method-not-recorded row includes sales where we did not have a recorded sale method.
State by state
| State | Sales | Mean vs asking | Median vs asking | Sold above asking | Sold more than 5% below |
|---|---|---|---|---|---|
| TAS | 1,851 | +3.33% | +2.75% | 76.4% | 4.3% |
| WA | 9,202 | +2.37% | +1.35% | 61.3% | 13.0% |
| SA | 5,293 | +1.63% | +0.83% | 57.4% | 9.7% |
| ACT | 2,463 | +0.28% | 0.00% | 49.1% | 7.2% |
| VIC | 43,019 | +0.30% | -0.21% | 43.8% | 12.2% |
| QLD | 14,473 | -0.68% | 0.00% | 43.2% | 14.1% |
| NT | 765 | -0.18% | 0.00% | 39.0% | 13.2% |
| NSW | 21,477 | -0.84% | -1.29% | 32.0% | 16.5% |
Tasmania had the highest median premium and share selling above asking, followed by WA and SA. NSW had the lowest median result and the largest share selling more than 5% below asking. ACT and NT have smaller samples, so their results need more caution.
The state figures also combine different sale methods. In Victoria, 63.6% of auctions sold above asking, with a median of +2.40%, compared with 34.9% and -0.93% for private sales. In NSW, the auction figures were 54.5% and +1.11%, compared with 24.0% and -1.70% for private sales.
Queensland showed a different pattern: 33.6% of auctions sold above asking, with a median of -1.13%, compared with 45.3% and a median at asking for private sales. SA's results were closer across methods: auctions recorded 60.7% above asking and a +1.41% median, while private sales recorded 57.2% and +0.83%.
Private sales in WA recorded 62.7% above asking and a median of +1.54%. Tasmania's private-sale figures were 76.1% and +2.73%. Their auction samples were much smaller, with 132 sales in WA and 5 in Tasmania.
A four-bedroom house in Alkimos, WA, was listed at $850,000 and sold privately on 13 October 2026 for $902,500, or 6.2% above asking. This is an individual result; the WA private-sale median was +1.54%.
The share selling above asking fell during 2026
| Sold month | Sales | Median vs asking | Sold above asking | Sold more than 5% below |
|---|---|---|---|---|
| April | 12,497 | +0.83% | 55.9% | 9.2% |
| May | 16,569 | +0.63% | 54.4% | 9.6% |
| June | 15,627 | 0.00% | 44.8% | 12.6% |
| July | 17,910 | -0.70% | 39.5% | 15.9% |
| August | 16,556 | -1.04% | 35.9% | 17.4% |
| September | 14,139 | -0.67% | 38.8% | 13.3% |
| October (1–15) | 5,245 | -0.59% | 39.3% | 11.2% |
The share selling above asking fell from 55.9% in April to 35.9% in August. Over the same period, the median moved from +0.83% to -1.04%. September and the partial October period recorded higher shares above asking than August, although both remained below April.
Single-price listings alone showed the same fall, from 62% above asking in April to 37% in August. Listings advertised as a range accounted for 53–60% in every month. These results describe the sales in each month's sample; they do not measure changes in the value of the same homes.
Days on market
Among sales with a recorded days-on-market figure, the 37,962 that sold above asking had a median of 27 days, compared with 48 days for the 45,972 that sold at or below asking. Above-asking results were associated with shorter selling times, but this comparison does not establish why a particular home sold faster or for more.
Property types
| Property type | Sales | Mean vs asking | Median vs asking | Sold above asking | Sold more than 5% below |
|---|---|---|---|---|---|
| House | 61,854 | +0.27% | 0.00% | 44.5% | 13.7% |
| Apartment | 16,221 | -0.16% | -0.59% | 39.4% | 12.8% |
| Unit | 9,155 | +0.71% | 0.00% | 48.9% | 10.3% |
| Townhouse | 7,762 | +0.69% | 0.00% | 49.2% | 9.0% |
| Villa | 1,167 | +1.35% | +0.05% | 50.1% | 10.8% |
| Duplex/semi | 1,058 | -0.15% | -0.53% | 40.8% | 14.1% |
| Land/acreage | 437 | -8.11% | -3.08% | 22.7% | 41.4% |
| Other | 889 | -1.55% | -1.04% | 30.5% | 26.0% |
Land/acreage was the outlier, with a median result of -3.08% and 41.4% selling more than 5% below asking. Villas had the highest share selling above asking, at 50.1%, although their median premium was +0.05%. “Other” groups the remaining property types.
Apply this to live listings
Browse listings with sold comparables
Each live listing's page shows how homes in its suburb sold against their final asking price over the past year, including the median result and share above asking. The Sold page lists sales with their asking price.
Browse listings with sold comparablesAsking prices vs valuation estimates
Across 97,261 sales with both figures, we compared the final asking price and the valuation estimate we held before the sale as predictors of the eventual sale price.
| Predictor | Median absolute error | Mean absolute error |
|---|---|---|
| Final asking price | 2.84% | 4.08% |
| Valuation estimate held before the sale | 5.80% | 8.31% |
The final asking price was closer to the sale price on both measures. Absolute error measures the size of the difference regardless of whether the prediction was above or below the sale price.
The results describe accuracy in this sample and do not explain the reasons for the gap.
This comparison covers 97,261 sales with both a final asking price and the valuation estimate we held before the sale. The median absolute errors were 2.84% and 5.80%, respectively; the mean absolute errors were 4.08% and 8.31%. Our separate valuation accuracy study uses a different test set and comparison, so its figures should not be treated as directly interchangeable with these results.
Suburbs where most homes sold above asking
These suburbs had the highest shares selling above asking among suburbs with at least 40 sales in the sample. Claremont here is the Hobart suburb.
| Suburb | State | Sales | Sold above asking | Median vs asking |
|---|---|---|---|---|
| Claremont | TAS | 64 | 89% | +4.1% |
| Brighton | TAS | 45 | 87% | +3.3% |
| Newnham | TAS | 44 | 86% | +5.5% |
| Howrah | TAS | 56 | 84% | +3.4% |
| Pinjarra | WA | 43 | 84% | +1.7% |
| Rokeby | TAS | 45 | 80% | +3.6% |
| Newstead | TAS | 44 | 80% | +3.1% |
| Kingston | TAS | 87 | 79% | +2.2% |
| Wanneroo | WA | 43 | 79% | +2.4% |
| Woodcroft | SA | 43 | 79% | +4.2% |
The suburbs with the lowest shares above asking under the same minimum were:
| Suburb | State | Sales | Sold above asking | Median vs asking |
|---|---|---|---|---|
| Heathcote | VIC | 49 | 4% | -3.7% |
| Daylesford | VIC | 42 | 5% | -4.9% |
| Mambourin | VIC | 43 | 7% | -2.9% |
| St Leonards | NSW | 59 | 8% | -2.7% |
| Castlemaine | VIC | 76 | 9% | -1.9% |
| North Kellyville | NSW | 57 | 9% | -2.8% |
These are suburb-level results across the sample period. They do not establish the likely result for an individual listing.
What this means for buyers and sellers
Use the suburb and sale method relevant to the home you're assessing, and check whether its asking price is a single figure or a range.
If you're buying at auction:
- In Victoria and NSW, allow for the possibility of an above-guide result when setting your budget. Their auction medians were +2.40% and +1.11%, respectively.
- Avoid applying those medians to every state. Queensland's auction median was -1.13%, while SA's was +1.41%.
- Compare the guide with relevant sold homes before deciding your limit. A result above the guide does not by itself establish whether the buyer paid above market value.
If you're buying by private sale:
- In Victoria and NSW, below-asking outcomes were common: private-sale medians were -0.93% and -1.70%. Those figures can inform your assessment, but they do not establish an appropriate opening offer for a particular home.
- In WA, Tasmania and SA, private-sale medians were above asking. If you are considering an offer below asking, weigh it against recent comparable sales and the suburb's results.
- Use recent results where available. The share above asking fell during the sample period, so the full-period average may differ from more recent conditions.
If you're selling:
- Compare your expectations with recent sales of similar homes and the relevant sale method. The national median at asking covers substantial differences between states and suburbs.
- If your campaign is taking longer than expected, review the price alongside comparable sales and buyer feedback. The days-on-market figures show an association, rather than a deadline for changing price.
- Treat above-asking rates as context. Even in suburbs where most recorded sales exceeded asking, the figures do not guarantee a premium for your home.
FAQ
Do most Australian properties sell above or below asking?
Across the 98,543 sales we recorded, 44.2% sold above asking. The median was at asking, and 6.6% sold for exactly the asking price or the middle of the advertised range. Results varied substantially by state and sale method.
How much above asking do properties usually sell for at auction?
The auction median was +1.56%, and the mean was +2.54%. Overall, 58.9% sold above asking. These comparisons use the final asking price, with ranges measured at their middle, and do not isolate the effect of auction bidding on the sale price.
Which Australian state has the biggest gap between asking and sold price?
Tasmania had the largest positive gap, with a median of +2.75% and a mean of +3.33%. It also had the highest share selling above asking, at 76.4%. NSW had the lowest median result, at -1.29%.
Should I offer below asking in Australia?
It depends on the home and local results. Private-sale medians were -0.93% in Victoria and -1.70% in NSW, compared with +1.54% in WA, +2.73% in Tasmania and +0.83% in SA. Use relevant sold comparables to assess an offer rather than applying a fixed discount to every listing.
Why do some properties sell 30% below the asking price?
Possible reasons include an unrealistic asking price, defects or title issues identified during the campaign, changed market conditions, or a seller's changed circumstances. This analysis does not establish the reason for any individual discount.
Do asking prices predict final sold prices better than valuations?
In this sample, yes. Across 97,261 sales with both figures, the final asking price had a median absolute error of 2.84% and a mean absolute error of 4.08%. The valuation estimate we held before the sale had corresponding errors of 5.80% and 8.31%.
Take this further
Track sold-vs-asking in a suburb you're watching
Use a free account to follow the suburbs you're researching. Check live listing pages for the suburb's median sold-vs-asking result and share above asking over the past year, and browse the Sold page for sales with their asking price.
Watch a suburbKeep reading: See where prices are rising and falling in the March 2026 growth study. For more on sale methods, see which sale method gets sellers a better price. For definitions and analysis details, see our methodology.
Analysis based on 98,543 sales we recorded with a sold date from 1 April to 15 October 2026 that had both a sale price and a final asking price. The sale-price-to-asking-price ratio was limited to 0.5–2 to exclude data errors. Where asking prices were ranges, sales were compared with the middle of the range unless explicitly stated otherwise. National results reflect the sales in this sample and are not weighted to balance states. Days-on-market comparisons include only sales with a recorded figure; the valuation comparison includes 97,261 sales with both figures. The video above uses the same figures. See methodology for further details.
This information is general advice only. It does not take into account your objectives, financial situation or needs. Property purchase and sale decisions carry real financial risk. Before acting on this data, consider your personal circumstances and consult a licensed financial adviser or real-estate professional.
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