Yes, you can still sell at auction before Christmas, but you need to start this month. Most auction campaigns run for about four weeks, so if you’re aiming for one of the last Saturdays before the break, your home should be photographed and on the market in the next week or two.
By Ben Jobberns, Director and Head Auctioneer, Guardian Realty
Why the pre-Christmas window closes quickly
Every year I have the same conversation in late November: “Is it too late?” Usually the answer is no, but the margin is thin. A good auction campaign needs time to prepare the home, launch it properly, get buyers through and build real competition before auction day. Christmas Day falls on a Friday this year, so there aren’t many Saturdays left. Cut the campaign short and you lose buyers. Push the auction too close to the holidays and buyers start drifting off to the coast.
If you want the sale wrapped up before the holidays, the time to talk to us is now. Leave it until December and you’re likely looking at a late-January or February campaign instead.
What’s different about auctions right now
This isn’t the market of early 2026. Cotality’s latest figures show Sydney home values fell 1.6% in October and 4.7% over the past three months, and there are fewer sales than this time last year. Buyers are more careful and more price-sensitive.
That doesn’t make auctions the wrong choice. In a quieter market, an auction gives serious buyers a clear deadline and puts them in the same place at the same time. What it does mean is that the price conversation has to be honest from day one. An overpriced home will struggle whichever way you sell it, and an auction will show that very clearly.
The new NSW price guide rules start on 17 November
From 17 November 2026, NSW’s new underquoting laws apply to every residential sale, auctions included. Every ad must show a price or price range, so “price on inquiry” is gone. Agents must base their estimate on the three most comparable sales, keep records of how they worked it out, and update online ads within one business day if the price guide changes, including after a written offer is rejected or a property passes in. Maximum penalties rise to $110,000 or three times the agent’s commission, whichever is greater. From 8 February 2027, agents will also need to give buyers a Statement of Information showing how the price was set.
I see this as a good thing for sellers. A guide that’s grounded in real evidence attracts the right buyers from the first weekend, and a well-run auction can still push the result beyond the guide when two or three buyers want the same home. The guide is where buyers start, not where the auction has to finish.
How to get ready in the next two weeks
- Get your price evidence early. Ask us to walk you through the comparable sales so you’re comfortable with the guide before launch.
- Have the contract ready. Your solicitor or conveyancer needs to prepare the contract of sale before the home can be advertised.
- Do the quick wins. Gardens, paint touch-ups, decluttering and good photography make more difference than big renovations.
- Lock in your auction date. Pre-Christmas auction Saturdays fill up fast.
We sell homes right across the Hills, from family homes in Castle Hill and Kellyville to acreage in Dural and Kenthurst.
Quick answers
How long does an auction campaign take?
Usually about four weeks from launch to auction day, plus a week or so beforehand for photos, the contract and marketing.
Can I still show a price guide at auction?
Yes. From 17 November, every NSW residential listing, including auctions, must show a price or price range based on comparable sales.
What happens if my home passes in?
We go straight into negotiation with the highest bidder, while their interest is at its peak. Under the new rules, the online price must also be updated within one business day if it no longer reflects what you’d accept.
Sources: Cotality Home Value Index, October 2026 results (released 2 November 2026); NSW Government, “Start dates set for new underquoting laws” (1 November 2026).
If you’d like to talk through an auction before Christmas, you can contact me directly or book a free market appraisal.