Belmore · Sydney NSW

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

Modelled from 146,492 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 Belmore — full dossiers: every sale, turnover, orders, what units rent for

The 20 most-transacted of 60 Belmore 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 Belmore from the price model's training set (published Domain results). A sample, not every sale.

What Belmore 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: 175 settled sales · median $760,000 (middle half $612,500–$1,615,000)

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).

Crime — recorded key offences (BOCSAR)

Index 39 — below the Sydney average (50 = average) · band low

BOCSAR recorded key offences per resident at POSTCODE level (2192) — 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

344 dwellings approved in Belmore between 2019-08-30 and 2023-04-29 (275 applications).

Census check: occupied dwellings grew from 4,253 (2016) to 5,217 (2021) — +964 delivered in that window, +469 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)

Transport Oriented Development Program · standard precinct — Belmore · controls from 2026-02-06 · 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 Childcare — 427 Burwood Road Belmore 2192 · $5.5M works
Alterations or additions to an existing building or structure · Centre-based child care · Determined · determined 2026-01-07 · PAN-586171

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

152 dwellings · 27 - 29 Redman Parade, Belmore · 0.4km away · Arada
Not declared — fast-track refused · HDA record, 2026-06-23

114 dwellings · 59-63 Evaline Street, Campsie · 1.4km away · Combeda Pty Ltd
Preparing the EIS — design being documented · SSD-129719740

320 dwellings · 124-142 Beamish Street, Campsie · 1.8km away
Withdrawn · SSD-52775210

130 dwellings · 72-88 Water Street, Strathfield South · 2.4km away
Under assessment · SSD-85617958

Known pipeline within 2.5km: 716 dwellings across 4 projects — future supply IF approved and built. More homes coming can mean growth in services and momentum, but also more stock competing with a resale.

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

7 primary schools within 2km · nearest school ~0.77km · ICSEA 997

Catchment (suburb-centre approximation): Belmore SPS · Kingsgrove NHS — 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 2026-08-22 — 53.8% of 372 reported auctions. Our own tracking (withdrawn counted): week to 2026-08-22 — 43% of 524 scheduled. Lower clearance generally means more room for buyers to negotiate.

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

Recent auction addresses in Belmore

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

40 Chelmsford Av · 12 Chapel St · 269 Burwood Rd · 3 Platts Av · 116/541C Burwood Rd · 311/541 Burwood Rd · 402/466 Burwood Rd · 18 Liberty St

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

State-pipeline proposals (pre-DA — the biggest projects start here)

• 32 Leylands Parade, 449 - 465 Burwood Road, Belmore — The proposal is for a 14 storey shop top housing development on the land in order to deliver approximately 122 apartments. It is proposed to offer 15% of the GFA as affordable rental housing (5% in perpetuity and 10% ret
  BMA Urban · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 34, 36 Collins Street, 10 Marie Street, 67, 69, 71 Leyland Parade, Belmore — Construction of 20 to 25 storeys with 2 x podium + towers elements. One envelope will include shop top housing, the ground floor retail/commercial floor space. The other envelope will include a residential flat building.
  CRK Belmore 2 Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 45, 47, 49 Leylands Parade, Belmore — The proposal is for build - to - rent, 205 dwellings, 21 storeys including a 3 - storey podium with a tower above. It is proposed to offer 10% of the proposed dwellings for affordable housing purposes for 15 years.
  CRK Belmore Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 27 - 29 Redman Parade, Belmore — Construction of a 30 - storey residential flat building, 152 dwellings, with 15% dedicated as affordable housing for a period of 10 years.
  Arada · Proposed — state-pipeline EOI (pre-DA, may change or lapse)

Major applications in the DA channel

Plus 47 smaller applications (renovations, single dwellings, signage) — 12 withdrawn, 11 determined, 18 approved, 3 cancelled, 2 refused, 1 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 — CANTERBURY-BANKSTOWN LGA

Under the NSW Government's 20-year Sydney plan, CANTERBURY-BANKSTOWN has a five-year housing target of 14,500 new homes (2024–2029) and a jobs target of 18,700–25,100 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

State rezoning pipeline — Canterbury-Bankstown LGA

The Sydney Plan lists 4 state significant rezoning sites in this LGA — land the NSW Government is rezoning (or has rezoned) for additional homes and jobs, alongside council-led supply. Dwelling and jobs figures are preliminary estimates provided by proponents or councils.

• Wiley Park and Punchbowl TODs — ~15,000 dwellings · rezoning completed Apr 2026
• Belmore and Lakemba TOD area — ~18,000 dwellings · rezoning completed Feb 2026
• Canterbury TOD — ~3,200 dwellings · rezoning completed May 2025
• Bankstown TOD Accelerated Precinct — ~14,000 dwellings, ~14,300 jobs · rezoning completed Nov 2024

These are LGA-level sites, not a statement about any individual property; the Plan does not publish site boundaries or coordinates in this appendix. Source: The Sydney Plan, Appendix F — State-led or assessed rezonings (published 13 August 2026, updated every 6 months), licensed CC BY 4.0. © State of New South Wales and Department of Planning, Housing and Infrastructure 2026