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

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

Houses

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

What Edmondson Park 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: 214 settled sales · median $1,032,500 (middle half $741,250–$1,392,500)

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 Edmondson Park homes rent for — real bonds lodged, postcode 2174

2019Q1 → 2026Q2: $530 → $760/wk median new-tenancy rent in 2174, all dwellings pooled · +5% 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 46 — around the Sydney average (50 = average) · band average

BOCSAR recorded key offences per resident at POSTCODE level (2174) — 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).

Schools — density, catchment and community profile

2 primary schools within 2km · nearest school ~0.52km · 2 selective within 5km · ICSEA 975

Catchment (suburb-centre approximation): Edmondson Park PS · Casula 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

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

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

• 10 Kibby Road, Edmondson Park — 2 88 residential units (with 15% dedicated to affordable housing in perpetuity ) with buildings up to 65m or 20 storeys.
  Developable · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 225 Croatia Avenue, Edmondson Park — 1,200 units which will be constructed in two stages - 600 units and 680 sqm retail GFA for Stage 1 and 600s unit and 680 sqm retail GFA for Stage 2. 10% affordable housing for 15 years.
  Universal Property Group Pty Ltd c/o Bathla · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 3 - 5 Carrington Road, Marrickville - 3 Carrington Road Pty Ltd b. 306306 - 3 Myrtle Street, Marrickville - 3 Carrington Road Pty Ltd c. 317429 - 21 Unwins Bridge Road, St Peters - Dickson Rothschild The HDA: • D id not recommend these projects be declared SSD under the HDA pathway. • Note d the reasons for the HDA recommendation: o The proposals do not adequately satisfy all objectives or criteria of the HDA EOI, being: ▪ Objective 4: Optional Concurrent Spot Rezonings Housing Delivery Authority Housing Delivery Authority 3 No. Description Record of Briefing d. 297763 - 6 Homepride Avenue, Warwick Farm - Homepride Property Pty Ltd e. 303350 - 1 McCabe Place, 7 McCabe Place, Chatswood - McCabe Property Trust f. 293408 - 8 Groves Avenue, Mulgrave - MM Atelier Architects / Mustaca Group of Companies (mustacaground.com.au) ▪ Criteria 4.2: Proposal has strategic merit • Recommended the applicant s be advised that there remain alternative approval pathways in the NSW planning system for industrial development on th ese site s that align with current land uses and the draft Sydney Plan and Statewide Policy for Industrial Lands. • Noted there are no member conflict of interests. EOIs in Liverpool LGA 2. 296591 - 10 Kibby Road, Edmondson Park — 285 residential units (with 10% dedicated to affordable housing for 15 years) with a rezoning from E3 to B4 and R3 to R4. The proposed development includes buildings up to 14 - 65 metres in height for a 4 - 20 storey bui
  Developable · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 2 - 4 Rynan Avenue, Edmondson Park — Residential Flat Building Development comprising 229 apartments with a 12 storey built form inclusive of a podium. The
  Developable · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 164 & 170 Croatia Avenue, Edmondson Park — 3493 apartments including 10% affordable housing, 8 buildings, 30-55 storeys, 3 stages, Stage 1 comprises 747 apartments over 2 towers.
  PLANZONE 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 — LIVERPOOL LGA

Under the NSW Government's 20-year Sydney plan, LIVERPOOL has a five-year housing target of 16,700 new homes (2024–2029) and a jobs target of 92,800–108,200 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 — Liverpool LGA

The Sydney Plan lists 2 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.

• Warwick Farm (Mannix Parade Precinct) — ~670 dwellings · assessment underway, announced Aug 2025
• Leppington Town Centre (Camden and Liverpool) — ~11,500 dwellings, ~11,000 jobs · rezoning completed June 2026

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