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 | $603k | $530k–$693k | 25 |
| 2-bed unit | $753k | $679k–$842k | 25 |
| 3-bed unit | $1.11M | $979k–$1.28M | 25 |
| 3-bed house | $1.76M | $1.58M–$1.97M | 92 |
| 4-bed house | $1.93M | $1.74M–$2.16M | 92 |
| 5-bed house | $2.07M | $1.81M–$2.38M | 92 |
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 Arncliffe — full dossiers: every sale, turnover, orders, what units rent for
| Building | Recorded sales | Last 3 yrs | Lots | Resale record |
|---|---|---|---|---|
| 213 Princes Hwy | 317 since 2017 | 50 | 321 | 78% of 40 resales above purchase · median hold 4.1y |
| 12 Bonar St · spans 7 addresses | 180 since 2014 | 92 | — | 90% of 20 resales above purchase · median hold 4.9y |
| 10 Bidjigal Rd · spans 2 addresses | 106 since 2012 | 15 | 68 | 94% of 36 resales above purchase · median hold 9.6y |
| 6 Bidjigal Rd · spans 2 addresses | 100 since 2014 | 56 | 182 | 88% of 24 resales above purchase · median hold 2.5y |
| 1 Kyle St · spans 7 addresses | 85 since 2020 | 49 | — | 71% of 24 resales above purchase · median hold 1.2y |
| 2 Kyle St | 85 since 2022 | 8 | — | 67% of 3 resales above purchase · median hold 3y |
| 15 Bidjigal Rd | 72 since 2011 | 10 | 45 | 100% of 27 resales above purchase · median hold 3.8y |
| 5 Bidjigal Rd | 70 since 2020 | 43 | 149 | 100% of 4 resales above purchase · median hold 4.8y |
| 213 A Princes Hwy | 39 since 2017 | 26 | — | 100% of 3 resales above purchase · median hold 0.9y |
| 2 Martin Ave | 31 since 2021 | 18 | — | |
| 35 Duncan St | 31 since 2023 | 17 | — | |
| 18 Belmore St | 21 since 2015 | 8 | 36 | 100% of 4 resales above purchase · median hold 6.7y |
| 10 Belmore St | 19 since 2013 | 4 | — | 100% of 3 resales above purchase · median hold 10.9y |
| 63 Bonar St | 18 since 2021 | 11 | — | |
| 31 Eden St | 14 since 2015 | 7 | — | 100% of 4 resales above purchase · median hold 4.2y |
| 27 Eden St · spans 2 addresses | 11 since 2015 | 4 | — | |
| 2 Queen St | 10 since 2015 | 2 | — | 100% of 5 resales above purchase · median hold 2.9y |
| 42 Firth St | 9 since 2015 | 2 | 20 | |
| 37 Burrows St | 9 since 2014 | 3 | 15 | |
| 16 Queen St | 9 since 2014 | 3 | — |
The 20 most-transacted of 32 Arncliffe 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 |
|---|---|---|---|
| 401/6 Bidjigal Rd | 2 bd · 2 ba | $700,000 | May 2025 |
| 30/45 Bonar St | 2 bd · 2 ba | $830,000 | Apr 2025 |
| 521/6 Bidjigal Rd | 2 bd · 2 ba | $792,500 | Apr 2025 |
| 310/12 Bonar St | 2 bd · 2 ba | $813,000 | Feb 2025 |
| 39/45 Bonar St | 2 bd · 2 ba | $805,000 | Feb 2025 |
| 604/1 Hirst St | 2 bd · 2 ba | $870,000 | Nov 2024 |
Houses
| Address | Config | Sold | When |
|---|---|---|---|
| 196 Wollongong Rd | 4 bd · 2 ba | $2,555,000 | Sep 2025 |
| 128 Forest Rd | 4 bd · 2 ba | $1,570,000 | Jun 2025 |
| 2 Vincents Av | 5 bd · 2 ba | $2,100,000 | May 2025 |
| 11 Esdaile Pl | 4 bd · 3 ba | $2,280,000 | Apr 2025 |
| 189 Wollongong Rd | 4 bd · 1 ba | $1,900,000 | Apr 2025 |
| 203 Wollongong Rd | 2 bd · 1 ba | $1,510,000 | Mar 2025 |
Recent sold auction results in Arncliffe from the price model's training set (published Domain results). A sample, not every sale.
What Arncliffe actually sold for — published auction results, quarter by quarter
Houses — median sold price by quarter
Latest quarter $2M (4 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: 206 settled sales · median $855,000 (middle half $743,125–$1,703,750)
| Year | Settled sales | Median | Middle half |
|---|---|---|---|
| 2021 | 333 | $747,300 | $679,500–$1,300,000 |
| 2022 | 280 | $742,750 | $630,000–$1,038,750 |
| 2023 | 299 | $780,000 | $660,000–$1,257,500 |
| 2024 | 249 | $840,000 | $720,000–$1,560,000 |
| 2025 | 252 | $874,999 | $759,555–$1,750,000 |
| 2026 | 128 | $835,000 | $730,000–$1,644,000 |
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 Arncliffe homes rent for — real bonds lodged, postcode 2205
| Configuration | Middle half | Median | Bonds | Period |
|---|---|---|---|---|
| 1-bed unit | $720–$760/wk | $750/wk | 139 | Q2 2026 |
| 2-bed unit | $860–$950/wk | $900/wk | 199 | Q2 2026 |
| 3-bed unit | $900–$1200/wk | $1050/wk | 34 | Q2 2026 |
| 1-bed house | $498–$700/wk | $660/wk | 16 | last 12 mo |
| 2-bed house | $650–$850/wk | $760/wk | 54 | last 12 mo |
| 3-bed house | $795–$1008/wk | $895/wk | 56 | last 12 mo |
| 4-bed house | $1000–$1230/wk | $1100/wk | 21 | last 12 mo |
2019Q1 → 2026Q2: $620 → $860/wk median new-tenancy rent in 2205, 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 40 — around the Sydney average (50 = average) · band average
BOCSAR recorded key offences per resident at POSTCODE level (2205) — 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
753 dwellings approved in Arncliffe between 2019-08-30 and 2023-04-29 (220 applications). Largest: 182dw 130-140 Princes Hwy, And 7 Charles St Arncliffe (2021) · 164dw 17-37 Wollongong Road Arncliffe 2205 (2021).
Census check: occupied dwellings grew from 3,445 (2016) to 4,567 (2021) — +1,122 delivered in that window, +564 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 — Arncliffe 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.
State-assessed housing nearby — the fast-track pipeline within 2.5km, refused declarations included
600 dwellings · 86 Arncliffe Street, Wolli Creek · 0.3km away · Planning &Co
Not declared — fast-track refused · HDA record, 2026-07-23
600 dwellings · 86 Arncliffe Street, Wolli Creek · 0.3km away · Planning&Co
Not declared — fast-track refused · HDA record, 2026-04-29
170 dwellings · 137A Princes Highway, Wolli Creek · 0.7km away
Preparing the EIS — design being documented · SSD-103606458
160 dwellings · 8-16 Innesdale Road, Wolli Creek · 0.7km away · PRINCIPLE planning + urban design
On the State Significant register · SSD-97720476
160 dwellings · 8-18 Innesdale Rd, Wolli Creek · 0.7km away · PRINCIPLE planning + urban design
Preparing the EIS — design being documented · SSD-136556489
100 dwellings · 137A Princes Highway, Wolli Creek · 0.9km away · Everest Property Group
Declared State Significant — on the fast-track · HDA record, 2025-10-10
+ 4 more within 2.5km — see the full fast-track list.
Known pipeline within 2.5km: 2,052 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.
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 ~0.13km · 3 selective within 5km · ICSEA 1067
Catchment (suburb-centre approximation): Arncliffe PS · Bayside 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
| Suburb | Clearance | Withdrawn | Auctions |
|---|---|---|---|
| Randwick | 48% | 20% | 84 |
| St Ives | 24% | 16% | 80 |
| Lane Cove | 55% | 13% | 67 |
| Turramurra | 29% | 24% | 66 |
| Maroubra | 42% | 30% | 64 |
| Mosman | 42% | 27% | 64 |
| Wahroonga | 31% | 20% | 64 |
| Paddington | 51% | 19% | 53 |
| Coogee | 43% | 16% | 49 |
| Marrickville | 51% | 23% | 47 |
Recent auction addresses in Arncliffe
Every address links to its own page — published results, price estimate, suburb context.
9 Mount St · 33 West Botany St · 17 Booth St · 4/24 Queen St · 6 Kembla St · 7 Station St
Development pipeline — what's proposed in Arncliffe, and how far along it is
State-pipeline proposals (pre-DA — the biggest projects start here)
- 41, 43, 45, 47, 49, 51 Duncan St, Arncliffe — Construction of an 18 - storey residential flat building, with 210 dwellings and 8% of residential GFA dedicated to affordable housing over a 15 - year tenure.
TQM design and construction · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 299 Princess Highway, Arncliffe — Mixed use development comprising: • ground floor commercial for use as a pub • two (2) towers above comprising residential accommodation (137 apartments) and hotel accommodation (60 rooms) • 15% affordable housing for 15
Oscars Group · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 5 - 9 Eden Street & 39 Burrows Street , Arncliffe — 140 apartments including 10% affordable housing for 15 years, 22 storey tower, unspecified amount of ground floor commercial
AMA CORP (NSW) 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.
Planned growth — Bayside 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 — BAYSIDE LGA
Under the NSW Government's 20-year Sydney plan, BAYSIDE has a five-year housing target of 10,100 new homes (2024–2029) and a jobs target of 21,000–29,000 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
All figures derive from published auction results and public data — estimates only, not financial advice.