Randwick · 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 Randwick — full dossiers: every sale, turnover, orders, what units rent for

The 20 most-transacted of 213 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

Houses

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

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: 492 settled sales · median $1,417,500 (middle half $1,100,000–$2,500,000)

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).

What Randwick homes rent for — real bonds lodged, postcode 2031

2019Q1 → 2026Q2: $625 → $900/wk median new-tenancy rent in 2031, all dwellings pooled · +3% 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 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.

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 · ABC Planning Pty Ltd
Preparing the EIS — design being documented · SSD-104417708

106 dwellings · 122A Avoca Street, Randwick · 0.2km away
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

21 - 35 Church Street, Randwick · 0.5km away · Antipodean Building Group
Not declared — fast-track refused · HDA record, 2026-09-15

36 Dangar Street, Randwick · 0.9km away
Determination — decision imminent · SSD-54377707

+ 5 more within 2.5km — see the full fast-track list.

Known pipeline within 2.5km: 892 dwellings across 11 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 (485 dwellings, 62% 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 2026-10-10 — 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 Randwick

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

12/46 Coogee Bay Rd · 70 Fern St · 2/86 Howard St · 9/165-167 Avoca St · 71 St Marks Rd · 5/6 Yarraman Av · 1/32 Dutruc St · 8/3 Albert St · 11/7A William St · 24/6-8 Church St · 603/8 Yarraman Av · 5/27 Waratah Av · 10/118 Alison Rd · 22 Hooper St · 401/6 Yarraman Av · 15 Chiltern St · 3E/14 Bligh Pl · 8/102 Alison Rd · 3/21 Waratah Av · 25 Waverley St · 513/16 Fennelly St · 4/9-11 St Pauls St · 4/71-79 Avoca St · 18/2-20 Gumara St · 2/84 Oberon St · 6/45 Bishops Av · 9/2-4 Frances St · 4/5 Bradley St · 5 Chiltern St · 6A Dutruc St

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

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

• 122A & 124 Avoca Street and 206T Alison Road, Randwick — The proposal is for shop top housing comprising approx. 122 residential dwellings with 10% of the dwellings dedicated to affordable housing (5% in perpetuity and 5% for 15 years). No . of dwellings (indicative ): 122
  Dickson Rothschild · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 21 - 35 Church Street, Randwick — 14 storey residential flat building containing 124 dwellings including 10% affordable housing in perpetuity. No . of dwellings (indicative ): 124
  Antipodean Building Group · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 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)

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 — 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