Balgowlah · Sydney NSW

Price model — what the model says a typical home here achieves at auction

Modelled from 169,861 Australian auction sales (2021–2026). Sydney cells run on the base model (suburb prior + configuration + time) without the Sydney-only land/school/transport features — ranges are honest about the wider uncertainty. Estimates from comparable auction results — not valuations or financial advice.

Buildings in Balgowlah — full dossiers: every sale, turnover, orders, what units rent for

The 20 most-transacted of 45 Balgowlah buildings with dossiers — the rest are reachable from these pages and the sitemap. Sales counts and resale records from NSW Valuer General bulk data (CC-BY); lot counts from the NSW Strata Hub register. Each dossier also states what public records cannot tell you.

Recent comparable sales — the real auction results behind the estimates

Units

Houses

Recent sold auction results in Balgowlah from the price model's training set (published Domain results). A sample, not every sale.

What Balgowlah actually sold for — published auction results, quarter by quarter

Quarterly medians of real published auction results (sold outcomes only). Historical results — not a prediction, valuation or financial advice.

All settled sales — every recorded sale, not just auctions

Last 12 months: 172 settled sales · median $2,285,000 (middle half $1,388,125–$3,512,500)

Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Residential sales of all methods — private treaty and auction. © State of New South Wales (Valuation NSW).

What Balgowlah homes rent for — real bonds lodged, postcode 2093

2019Q1 → 2026Q2: $670 → $985/wk median new-tenancy rent in 2093, all dwellings pooled · +9% over the last 12 months (latest four quarters averaged against the previous four).

Every figure is from NSW Fair Trading rental bond lodgements (CC BY) — rents tenants actually signed at, not advertised asks. Postcode is the finest geography the source publishes, and a postcode may span more than one suburb. Middle half = 25th–75th percentile. New-tenancy rents run hotter than sitting rents. Not financial advice.

Crime — recorded key offences (BOCSAR)

Index 24 — below the Sydney average (50 = average) · band low

BOCSAR recorded key offences per resident at POSTCODE level (2093) — a postcode can span neighbouring suburbs. Rates are per RESIDENT — visitor-heavy precincts read high. Source: NSW Bureau of Crime Statistics and Research (CC BY 4.0).

Delivered & approved supply — what got built around here, honestly windowed

183 dwellings approved in Balgowlah between 2019-08-30 and 2023-04-29 (295 applications).

Census check: occupied dwellings grew from 3,011 (2016) to 3,369 (2021) — +358 delivered in that window, +31 of them apartments — measured completion, independent of any approval record.

Council portal records begin August 2019 — approvals before that date are invisible to the automated count and appear here only where curated from public record (and say so). Approved also precedes completed by 1–3 years. State-assessed projects live in the fast-track section, not these counts.

State-fiat planning programs — controls moved by state decision (RULE-002)

Low and Mid-Rise Housing reform — Balgowlah Stockland shopping centre · controls from 2025-02-28 · source

A state-fiat listing changes what can be BUILT here — planning controls, height, density — by government decision, with no demand-demonstration step. It is a zoning signal, not a price signal: our own backtests found listed and unlisted suburbs moving together, so we don't claim price uplift from a listing. What it reliably means: development capacity changed on the date shown, checkable at the source.

Institutional moves — arrivals & departures, 12-month DA window

When an organisation with real money commits to a location — or abandons one — they've done homework you can't see. The market moves around that decision; the building is the visible end of it.

investing in place Petrol station — 487 Sydney Road Balgowlah 2093 · $127k works
Advertising and signage · Alterations or additions to an existing building or structure · Service station · Determined · determined 2025-11-25 · PAN-577428

A DA is intent, not an opening — and a demolition DA is not always a closure (rebuilds happen). Classification is over the Planning Portal's own structured development types; every record above is checkable by its PAN number. Departures are deliberately listed first: almost nobody watches them. Supermarket-class moves live in the anchor-tenant section, not here. Development application data © NSW Department of Planning and Environment, used under CC BY 4.0.

State-assessed housing nearby — the fast-track pipeline within 2.5km, refused declarations included

340 dwellings · 14 Koorala Street, Manly Vale · 1.3km away · Time & Place
Declared State Significant — on the fast-track · HDA record, 2026-06-22

Known pipeline within 2.5km: 340 dwellings across 1 project — future supply IF approved and built. More homes coming can mean growth in services and momentum, but also more stock competing with a resale.

Supply concentration: one applicant (Time & Place) is behind the entire known nearby pipeline (340 dwellings). Concentrated supply cuts both ways: delivery is likelier, but future sales and rentals compete with the same pipeline's next release — a cap the growth numbers won't show. Applicants can be planning consultants acting for a developer.

These proposals go straight to NSW state assessment (Housing Delivery Authority pathway) and never appear in council DA counts. Dwelling numbers are the applicant's EOI figures — assessment can trim them. Distance is suburb-centre to project, ±500m.

Schools — density, catchment and community profile

5 primary schools within 2km · nearest school ~0.68km · 1 selective within 5km · ICSEA 1136

Catchment (suburb-centre approximation): Balgowlah Hts PS · The Forest HS — a boundary address can differ; verify yours at NSW School Finder.

ICSEA is the socio-educational advantage of a school's community (My School, national average ~1000) — a demographic measure, not a quality or results score. NSW DoE school locations + intake zones, CC BY 4.0.

Auction market pace — Sydney weekly clearance

Benchmark series (Domain): week to 2026-10-10 — 46.4% of 483 reported auctions. Our own tracking (withdrawn counted): week to 2026-10-10 — 37% of 669 scheduled. Lower clearance generally means more room for buyers to negotiate.

Suburb breakdown — trailing 8 weeks, our tracking, withdrawn counted

Recent auction addresses in Balgowlah

Every address links to its own page — published results, price estimate, suburb context.

102/3 Sylvan Av · 12 Thomas St · 27 Jackson St · 11 Kareema St · 2 Seaview St · 45 Rickard St · 9/8-12 Orchard St · 202/2 Sylvan Av · 28 New St W · 23B West St · 7/322-326 Sydney Rd · 2/450 Sydney Rd · 14/10 Bentley St · 2/371-373 Sydney Rd · 4 Ethel St · 3 Lombard St

Development pipeline — what's proposed in Balgowlah, and how far along it is

Major applications in the DA channel

Plus 88 smaller applications (renovations, single dwellings, signage) — 36 approved, 2 refused, 39 determined, 5 withdrawn, 6 lodged.

What this view cannot see

• Council DAs from the NSW Planning Portal open feed, matched within ~150 m of addresses we track — a proximity net, not a complete register.
• Verdicts (approved/refused) come from a dataset frozen in Nov 2023: anything determined after that shows “determined” without a published outcome. Check the application on the NSW Planning Portal for the current decision.
• The largest master-planned sites can proceed as State Significant Development or planning proposals and never appear as council DAs. State-pipeline EOIs shown here are proposals, not applications, and can change or lapse.
• No feed we hold ties a construction certificate to a specific application, so no project row here can honestly read “under construction” — “approved” never means “built”. Suburb-level construction-certificate volume appears in the DA-volume section.

Housing and jobs targets — NORTHERN BEACHES LGA

Under the NSW Government's 20-year Sydney plan, NORTHERN BEACHES has a five-year housing target of 5,900 new homes (2024–2029) and a jobs target of 12,500–30,500 additional jobs by 2046.

The housing target is the supply pipeline for the area: the number of new homes the state expects the council to plan capacity for, concentrated around the centres and station areas the Plan nominates. The jobs figure is published as an aspirational range and is not legislated the way housing targets are.

Source: The Sydney Plan, Appendix D — Housing and Employment Guidance (published 13 August 2026), licensed CC BY 4.0. © State of New South Wales and Department of Planning, Housing and Infrastructure 2026