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

The 20 most-transacted of 46 Hillsdale 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

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

What Hillsdale 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: 93 settled sales · median $795,000 (middle half $717,500–$922,000)

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 59 — around the Sydney average (50 = average) · band average

BOCSAR recorded key offences per resident at POSTCODE level (2036) — 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

55 dwellings approved in Hillsdale between 2019-08-30 and 2023-04-29 (56 applications).

Curated pre-portal record: Pagewood Green (Meriton) — ex-BAT tobacco factory estate — ~1,800 dwellings, Meriton. Single-developer delivered stock at estate scale — the concentration the current-pipeline view structurally cannot see.

Curated pre-portal record: Southpoint, Hillsdale — apartments above a rebuilt local centre. Second-tier centre + heavy corridor supply + off-the-plan purchase = the founding value-trap pattern.

Census check: occupied dwellings grew from 1,957 (2016) to 2,525 (2021) — +568 delivered in that window, +318 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.

Anchor-tenant signals — where the big tenants put capital

Southpoint, Hillsdale (trading): works at the centre itself — Woolworths approval 32m away (240 Bunnerong Road Hillsdale 2036).

An anchor tenant building new premises near an existing centre is capital commitment — in the Eastlakes case it preceded demolition of the old site by years. At-centre works read the opposite way: investment in place. Detections are keyword matches over public planning records ("nearby" never claims common ownership); curated entries say so.

State-assessed housing nearby — the fast-track pipeline within 2.5km, refused declarations included

68-80 Beauchamp Road, Hillsdale · 0.5km away
Under assessment · SSD-83256478

68-80 Banks Avenue, Pagewood · 1.7km away
Under assessment · SSD-83256472

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

4 primary schools within 2km · nearest school ~0.35km · ICSEA 1020

Catchment (suburb-centre approximation): Matraville PS · Matraville Sp 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

Recent auction addresses in Hillsdale

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

2/60 Rhodes St · 5/13 Flack Av

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

Major applications in the DA channel

Plus 11 smaller applications (renovations, single dwellings, signage) — 3 approved, 1 refused, 1 withdrawn, 3 determined, 2 cancelled, 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 — 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