PropertyEye tracks live listings in Sydney and Brisbane today — open the live board. These pages are built from published auction results (2021–2026), our price model and weekly clearance data.
Price model — what the model says a typical home here achieves at auction
| Configuration | Model estimate | Range | Comparable sales |
|---|---|---|---|
| 1-bed unit | $945k | $844k–$1.05M | 353 |
| 2-bed unit | $1.3M | $1.16M–$1.44M | 353 |
| 3-bed unit | $2.14M | $1.89M–$2.39M | 353 |
| 3-bed house | $3.11M | $2.49M–$3.73M | 75 |
| 4-bed house | $3.78M | $3.03M–$4.54M | 75 |
| 5-bed house | $4.6M | $3.69M–$5.53M | 75 |
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 Randwick — full dossiers: every sale, turnover, orders, what units rent for
| Building | Recorded sales | Last 3 yrs | Lots | Resale record |
|---|---|---|---|---|
| 256 Alison Rd | 151 since 2014 | 50 | 439 | 93% of 27 resales above purchase · median hold 3.9y |
| 16 Fennelly St | 131 since 2020 | 24 | 127 | 79% of 14 resales above purchase · median hold 4y |
| 15 Yarraman Ave | 107 since 2020 | 34 | — | 58% of 38 resales above purchase · median hold 1.8y |
| 7 Belmore Rd | 98 since 2014 | 10 | — | 100% of 16 resales above purchase · median hold 8.5y |
| 75 Wentworth St | 52 since 2015 | 3 | 21 | 65% of 17 resales above purchase · median hold 6.6y |
| 244 Alison Rd | 51 since 2014 | 26 | 128 | 100% of 4 resales above purchase · median hold 9.5y |
| 166 Barker Rd | 51 since 2020 | 33 | — | 100% of 8 resales above purchase · median hold 2.1y |
| 12 Bligh Pl | 41 since 2014 | 21 | 146 | 78% of 9 resales above purchase · median hold 3.1y |
| 201 Barker St | 39 since 2013 | 17 | — | 100% of 3 resales above purchase · median hold 8.7y |
| 10 Bligh Pl | 37 since 2014 | 13 | — | 100% of 5 resales above purchase · median hold 3.8y |
| 88 King St | 34 since 2015 | 11 | — | 90% of 10 resales above purchase · median hold 2.7y |
| 34 Alison Rd | 26 since 2014 | 10 | — | 100% of 3 resales above purchase · median hold 7.3y |
| 9 Mulwarree Ave | 24 since 2023 | 24 | 12 | 100% of 12 resales above purchase · median hold 2.6y |
| 17 William St | 24 since 2015 | 10 | 32 | 100% of 5 resales above purchase · median hold 2.2y |
| 94 Alison Rd | 23 since 2014 | 10 | 48 | 100% of 5 resales above purchase · median hold 6.6y |
| 6 Church St | 23 since 2015 | 7 | — | 100% of 4 resales above purchase · median hold 4.2y |
| 144 Alison Rd | 20 since 2015 | 9 | — | |
| 57 Belmore Rd | 20 since 2014 | 11 | — | 80% of 5 resales above purchase · median hold 7.2y |
| 109 Alison Rd | 19 since 2015 | 11 | — | 100% of 4 resales above purchase · median hold 5.5y |
| 32 Coogee St | 19 since 2014 | 2 | — | 86% of 7 resales above purchase · median hold 6.9y |
The 20 most-transacted of 234 Randwick 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
| Address | Config | Sold | When |
|---|---|---|---|
| G05/53-55 Cowper St | 2 bd · 1 ba | $1,750,000 | Sep 2025 |
| 1/9 Young St | 1 bd · 1 ba | $1,490,000 | Sep 2025 |
| 1/117 Perouse Rd | 2 bd · 1 ba | $1,325,000 | Sep 2025 |
| 3/2 Dudley St | 2 bd · 1 ba | $1,350,000 | Jul 2025 |
| 12/20 Dutruc St | 2 bd · 1 ba | $1,160,000 | Jul 2025 |
| 10/59 Gilderthorpe Av | 3 bd · 1 ba | $1,570,000 | Jun 2025 |
Houses
| Address | Config | Sold | When |
|---|---|---|---|
| 4/2A Frenchmans Rd | 3 bd · 2 ba | $2,300,000 | Sep 2025 |
| 164 Rainbow St | 5 bd · 2 ba | $4,390,000 | Jun 2025 |
| 24 Frenchmans Rd | 3 bd · 1 ba | $2,330,000 | Jun 2025 |
| 22 Gumara St | 4 bd · 4 ba | $3,550,000 | Jun 2025 |
| 2/183 Clovelly Rd | 3 bd · 1 ba | $2,350,000 | Jun 2025 |
| 1/89 Dangar St | 3 bd · 2 ba | $2,520,000 | Jun 2025 |
Recent sold auction results in Randwick from the price model's training set (published Domain results). A sample, not every sale.
What Randwick actually sold for — published auction results, quarter by quarter
Units — median sold price by quarter
Latest quarter $1.35M (5 sales) · measured trend +1.7%/yr (2-bed like-for-like, 199 sales)
Houses — median sold price by quarter
Latest quarter $3.13M (8 sales)
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: 579 settled sales · median $1,450,000 (middle half $1,100,000–$2,652,500)
| Year | Settled sales | Median | Middle half |
|---|---|---|---|
| 2021 | 879 | $1,405,000 | $982,500–$2,462,500 |
| 2022 | 565 | $1,242,500 | $950,000–$2,600,000 |
| 2023 | 599 | $1,295,000 | $940,000–$2,636,250 |
| 2024 | 608 | $1,400,000 | $1,056,000–$2,612,500 |
| 2025 | 746 | $1,410,000 | $1,088,500–$2,500,000 |
| 2026 | 307 | $1,350,000 | $1,050,000–$2,510,000 |
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 41 — around the Sydney average (50 = average) · band average
BOCSAR recorded key offences per resident at POSTCODE level (2031) — 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).
🏡 Yield vs growth — who pays here, and does it convert?
Owner-occupier premium. Gross yield 3.5% (bond-median rent $900/wk against a measured unit sale median of $1350k) · measured growth +1.7%/yr — against metro medians of 4.1% and 1.7%/yr across 39 tracked suburbs.
Thin yield, real measured growth — priced by people who want to live here, not by the rent it earns.
Observable drivers: UNSW 1km away — student demand pours into renting, none of it into buying.
Rent trajectory (new-tenancy bond medians, postcode 2031): +6.3%/yr over the last 3 years · +5.3%/yr since 2019 — a level is not a trend; both are shown so neither is implied.
Working: rent = NSW rental bond lodgements, flats, postcode level; growth = like-for-like 2-bed OLS (199 sales) over 17 quarters. Relative labels — "high" means above the metro median in this window, nothing more. Drivers are places and distances, never who lives here.
Delivered & approved supply — what got built around here, honestly windowed
274 dwellings approved in Randwick between 2019-08-30 and 2023-04-29 (916 applications).
Census check: occupied dwellings grew from 11,476 (2016) to 13,289 (2021) — +1,813 delivered in that window, +294 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 — Randwick town centre and light rail station · 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 Education — 197-199 Alison Road Randwick 2031 · $1.4M works
Educational establishment · Alterations or additions to an existing building or structure · School · Determined · determined 2025-12-16 · PAN-560916
investing in place Education — 38 Botany Street Randwick 2031 · $292k works
Alterations or additions to an existing building or structure · Tertiary institution · Determined · determined 2025-11-04 · PAN-578018
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.
Stage-zero signals — green & active-transport moves before any DA exists
South Coogee to Kingsford walking & cycling corridor — ladder position: endorsed. Draft concept 2018 (800+ submissions), revised concept endorsed by Randwick Council June 2019 — awaiting State Government funding to proceed to construction. source
Kingsford–Coogee greenway concept (Warren and Mahoney) — ladder position: vision. Architect's concept circulating on a local community page (163 likes / 64 comments observed) — no council adoption, no DA, no funding identified. VERIFICATION PENDING against any official program; possibly a re-imagining of the endorsed corridor above.
A proposal is not a project — a vision-stage concept is never pipeline. Ladder: vision → study → endorsed → funded → delivery; corridors that climb it historically precede rezoning along the route (RULE-001's stage zero).
State-assessed housing nearby — the fast-track pipeline within 2.5km, refused declarations included
237 dwellings · 73-109 Belmore Road, Randwick · 0.1km away
Preparing the EIS — design being documented · SSD-104417708
106 dwellings · 122A Avoca Street, Randwick · 0.2km away · ABC Planning Pty Ltd
Preparing the EIS — design being documented · SSD-104187209
100 dwellings · 45 - 47 Botany Street, Randwick · 0.4km away · Apeiron Group
Declared State Significant — on the fast-track · HDA record, 2026-05-27
101 dwellings · 32 - 34 Blenheim Street, Randwick · 0.4km away · Ingham Planning Pty Ltd
Declared State Significant — on the fast-track · HDA record, 2026-05-27
36 Dangar Street, Randwick · 0.9km away
Determination — decision imminent · SSD-54377707
110 dwellings · 80 - 88 Barker Street, Kingsford · 0.9km away · ABC Planning Pty Ltd
Not declared — fast-track refused · HDA record, 2026-06-23
+ 4 more within 2.5km — see the full fast-track list.
Known pipeline within 2.5km: 892 dwellings across 10 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.
Supply concentration: one applicant (ABC Planning Pty Ltd) is behind 3 of the nearby pipeline projects (354 dwellings, 54% of the known pipeline). 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
6 primary schools within 2km · nearest school ~0.45km · 3 selective within 5km · ICSEA 1112
Catchment (suburb-centre approximation): Rainbow St PS · Randwick 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 2026-08-22 — 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
| Suburb | Clearance | Withdrawn | Auctions |
|---|---|---|---|
| Lane Cove | 54% | 8% | 87 |
| St Ives | 34% | 16% | 58 |
| Randwick | 51% | 14% | 57 |
| Turramurra | 40% | 17% | 52 |
| Marrickville | 52% | 17% | 46 |
| Castle Hill | 43% | 11% | 44 |
| Mosman | 48% | 31% | 42 |
| Wahroonga | 20% | 7% | 41 |
| Eastwood | 38% | 15% | 40 |
| Epping | 46% | 15% | 39 |
Recent auction addresses in Randwick
Every address links to its own page — published results, price estimate, suburb context.
34 Frenchmans Rd · 5/23 Marcel Av · 15/173 Avoca St · 192 Clovelly Rd · 54/69 St Marks Rd · 104 Fern St · 8/9-11 St Pauls St · 3/113 Alison Rd · 9 Monmouth St · 33/260 Alison Rd · 3/120A Clovelly Rd · 271 Darley Rd · 1/99-105 Frenchmans Rd · 5C/12 Milford St · 36/65 Avoca St · 183 Perouse Rd · 103/1-7 Waratah Av · 3/30 Judge St · 81 Market St · 104--106 Perouse Rd · 21/89-91 Dangar St · 30-30A Canberra St · 32/69 St Marks Rd · 21/71-79 Avoca St · 5/273 Avoca St · 93/69 St Marks Rd · 8/120A Clovelly Rd · 71/244-254 Alison Rd · 502/88-98 King St · 9/42-44 Gilderthorpe Av
Development pipeline — what's proposed in Randwick, and how far along it is
State-pipeline proposals (pre-DA — the biggest projects start here)
- 88 - 90 Alison Road, Randwick — Residential flat building of 15 storeys, 100 dwellings with an updated offering of 7% affordable housing in perpetuity.
Calibre Advisory · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 110 - 122 Avoca Street, Randwick — Shop top housing development containing 120 homes in a 14 storey building. The proposal includes an affordable housing offer of 15% for a 15 year period.
ABC Planning Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 123 Alison Road, 125 Alison Road, 127 - 129 Alison Road, 131 Alison Road, 135 - 139 Alison Road and 11 Elizabeth Lane, Randwick — Shop top housing in a 22 storey mixed use building comprising 177 dwellings, with ground floor commercial tenancies, associated basement parking and 15% affordable housing for 15 years.
Deicorp Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 45 - 47 Botany Street, Randwick — Residential flat building in a single 15 - storey mixed - use development comprising approximately 100 apartments and 30 co - living rooms, with two residential lobbies . 5% of the total GFA will be affordable housing fo
Apeiron Group · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 32 - 34 Blenheim Street, Randwick — Shop - top housing above ground floor commercial premises within a 16 storey building and accommodating 101 residential apartments, with 5% affordable housing in perpetuity
Ingham Planning Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
Major applications in the DA channel
| Address | Scale | Stage | Lodged |
|---|---|---|---|
| 1 MAUD STREET RANDWICK 2031 | 84 dwellings · $17.3M | Determined — outcome not published in the open feed | 2024-07-19 |
| 1 MAGILL STREET RANDWICK 2031 | 83 dwellings · $14.5M | Determined — outcome not published in the open feed | 2025-12-22 |
| 10, 12 & 14 Glen Ave, Randwick NSW | 37 dwellings · $19M | Lodged — under assessment | 2026-04-09 |
| 21 COOK STREET RANDWICK 2031 | 31 dwellings · $12.6M | Lodged — under assessment | 2025-12-12 |
| 25 CHURCH STREET RANDWICK 2031 | 27 dwellings · $14.7M | Lodged — under assessment | 2025-11-12 |
| 10 BLENHEIM STREET RANDWICK 2031 | 25 dwellings · $2.3M | Determined — outcome not published in the open feed | 2025-09-09 |
| 3-4 LLANFOYST STREET RANDWICK 2031 | 17 dwellings · $8.5M | Lodged — under assessment | 2025-05-12 |
| 192 CARRINGTON ROAD RANDWICK 2031 | 17 dwellings · $3.9M | Lodged — under assessment | 2026-08-06 |
| 40 ARTHUR STREET RANDWICK 2031 | 16 dwellings · $13M | Approved | 2021-01-06 |
| 5 BOTANY STREET RANDWICK 2031 | 12 dwellings · $3.6M | Approved | 2021-07-06 |
| 74 ST MARKS ROAD RANDWICK 2031 | 11 dwellings · $11.1M | Determined — outcome not published in the open feed | 2026-01-13 |
| 29 STANLEY STREET RANDWICK 2031 | 10 dwellings · $8.6M | Lodged — under assessment | 2025-10-02 |
| 29 STANLEY STREET RANDWICK 2031 | 9 dwellings · $6.6M | Withdrawn by the applicant | 2025-09-09 |
| 15 MULWARREE AVENUE RANDWICK 2031 | 9 dwellings · $4.6M | Lodged — under assessment | 2026-05-21 |
| 45 COWPER STREET RANDWICK 2031 | 8 dwellings · $5.5M | Lodged — under assessment | 2026-04-09 |
| 74 ST MARKS ROAD RANDWICK 2031 | 8 dwellings · $2.9M | Determined — outcome not published in the open feed | 2020-07-28 |
| 18 DOLPHIN STREET RANDWICK 2031 | 8 dwellings · $2.5M | Determined — outcome not published in the open feed | 2025-08-21 |
| 18-20A PEROUSE ROAD RANDWICK 2031 | 7 dwellings · $4.9M | Determined — outcome not published in the open feed | 2023-09-27 |
| 105 WENTWORTH STREET RANDWICK 2031 | 6 dwellings · $3.4M | Determined — outcome not published in the open feed | 2025-12-30 |
| 29 STANLEY STREET RANDWICK 2031 | 5 dwellings · $2.2M | Determined — outcome not published in the open feed | 2020-11-20 |
| 27 COWPER STREET RANDWICK 2031 | 4 dwellings · $3.6M | Determined — outcome not published in the open feed | 2025-06-13 |
| 3 LLANFOYST STREET RANDWICK 2031 | 4 dwellings · $2.2M | Approved | 2020-11-19 |
| 66 COOGEE BAY ROAD RANDWICK 2031 | 4 dwellings · $1M | Determined — outcome not published in the open feed | 2022-10-06 |
| 37-39 Prince Street' Randwick NSW 2031 | 4 dwellings · $0.3M | Determined — outcome not published in the open feed | 2020-09-03 |
| 49 Clovelly Road Randwick | 3 dwellings · $1M | Determined — outcome not published in the open feed | 2022-07-12 |
| 42 CARRINGTON ROAD RANDWICK 2031 | 3 dwellings · $0M | Withdrawn by the applicant | 2020-09-14 |
| 42 CARRINGTON ROAD RANDWICK 2031 | 3 dwellings · $0M | Determined — outcome not published in the open feed | 2021-08-24 |
| 11-15, 17 & 19 Frenchmans Road, Randwick | 2 dwellings · $34.7M | Approved | 2020-11-25 |
| 73 DARLEY ROAD RANDWICK 2031 | 2 dwellings · $4M | Determined — outcome not published in the open feed | 2023-05-11 |
| 38 HIGH STREET RANDWICK 2031 | 0 dwellings · $59.2M | Determined — outcome not published in the open feed | 2026-01-20 |
| 6 AEOLIA STREET RANDWICK 2031 | $5.5M | Determined — outcome not published in the open feed | 2024-06-13 |
Plus 187 smaller applications (renovations, single dwellings, signage) — 10 withdrawn, 121 determined, 5 cancelled, 29 lodged, 17 approved, 4 rejected, 1 refused.
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.
Planned growth — Randwick LGA
The Sydney Plan, the NSW Government's 20-year framework published 13 August 2026. These are projections for the whole LGA, not a forecast for any individual property.
Jobs figures are published as a guidance range and are not legislated the way housing targets are. Source: © State of New South Wales and Department of Planning, Housing and Infrastructure 2026, licensed CC BY 4.0.
Housing and jobs targets — RANDWICK LGA
Under the NSW Government's 20-year Sydney plan, RANDWICK has a five-year housing target of 4,000 new homes (2024–2029) and a jobs target of 8,800–13,600 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 — Randwick LGA
The Sydney Plan lists one state significant rezoning site 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.
- Bunnerong Road, Kingsford (Homes NSW) — ~185 dwellings · rezoning completed June 2025
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
All figures derive from published auction results and public data — estimates only, not financial advice.