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

The 20 most-transacted of 151 Kogarah 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 Kogarah from the price model's training set (published Domain results). A sample, not every sale.

What Kogarah 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: 328 settled sales · median $757,500 (middle half $650,000–$860,750)

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 38 — below the Sydney average (50 = average) · band low

BOCSAR recorded key offences per resident at POSTCODE level (2217) — 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

1,247 dwellings approved in Kogarah between 2019-08-30 and 2023-04-29 (213 applications). Largest: 218dw 36 Gladstone Street Kogarah 2217 (2022) · 116dw 24 Stanley Street Kogarah 2217 (2021).

Census check: occupied dwellings grew from 5,269 (2016) to 6,910 (2021) — +1,641 delivered in that window, +882 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)

Transport Oriented Development Program · standard precinct — Kogarah · controls from 2024-05-13 · source

Low and Mid-Rise Housing reform — Kogarah station and town centre · 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.

departure Place of worship — 57 President Avenue Kogarah 2217 · $4.8M works
Demolition · Place of public worship · Erection of a new structure · Determined · determined 2025-12-12 · PAN-467753

investing in place Health — 1 South Street Kogarah 2217 · $3.2M works
Alterations or additions to an existing building or structure · Hospital · Determined · determined 2026-03-10 · PAN-604664

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.

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

126 dwellings · 1 Derby Street, Kogarah · 0.1km away · M.H. Carnegie c/o Patch Planning
Not declared — fast-track refused · HDA record, 2026-07-23

2 dwellings · 4-16 Montgomery Street, Kogarah · 0.3km away · Charter Hall Pty Ltd
Preparing the EIS — design being documented · SSD-127928740

120 dwellings · 31 - 33 Station Street, Kogarah · 0.4km away · GAT & Associates
Declared State Significant — on the fast-track · HDA record, 2026-06-23

145 dwellings · 1 Stanley Street, Kogarah · 0.8km away · Level 33
Preparing the EIS — design being documented · SSD-135011990

143 dwellings · 2-4 Victoria Street, Kogarah · 0.8km away
Preparing the EIS — design being documented · SSD-113889990

264 dwellings · 170 Rocky Point Road, Kogarah · 0.9km away
Preparing the EIS — design being documented · SSD-109377238

+ 9 more within 2.5km — see the full fast-track list.

Known pipeline within 2.5km: 1,567 dwellings across 15 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 ~0.09km · 2 selective within 5km · ICSEA 1058

Catchment (suburb-centre approximation): Kogarah PS · Kogarah 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 Kogarah

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

4/52-54 Premier St · 14/48-50 Premier St · 27/14-16 French St · 33 Oakdale Av · 14 Premier St · 10/62 Warialda St · 8 Beach St

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

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

• 1 Derby Street, Kogarah — Construction of a 25 - storey (82m) shop - top housing development, with dedicated ground floor non - residential floorspace, 126 dwellings and 10% of residential GFA dedicated to affordable housing over an unspecified t
  M.H. Carnegie c/o Patch Planning · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 31 - 33 Station Street, Kogarah — Residential flat building with 120 homes within a 20 - storey (64m) building. The proposal includes an affordable housing offer of 10% for a period of 15 years.
  GAT & Associates · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 3 - 5 George Street, Leichhardt - Planning Lab b. 319279 - 3 – 7 Crystal Street, Petersham - Rye 184 pty ltd c. 337856 - 51 - 59 Masons Parade, Point Frederick - Legacy Views Pty Ltd d. 340833 - 64 Beane St, Gosford - CKDS e. 341826 - 321, 325 & 331 Mann Street, Gosford - Painters Lane Developments Pty Ltd The HDA: • Did not recommend these projects be declared SSD under the HDA pathway • Noted 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 ▪ Criteria 4.2: Proposal has strategic merit ▪ Recommend ed the applicant s be advised there remain alternative approval pathways in the NSW planning system for development on these sites following the relevant State Led Rezoning. • Noted member conflicts of interest – Item 1.a - Tom Gellibrand. Said Hirsh sat as alternate member Housing Delivery Authority Housing Delivery Authority | Public record 4 No. Description Record of Briefing Georges River EOIs 2. 279445 - 1 and 3A Railway Parade, Kogarah — Proposed development at, over and connected to Kogarah station to deliver between 550 to 650 apartments, 4,000sqm commercial floor space, and 1,700sqm new public plaza (extending existing council land). Proposal comprise
  Ganellen Property Group on behalf of KTC Group · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 2 and 4 Victoria Street, Kogarah — 145 apartments including 15% affordable housing for 15 years, 21 storey.
  Level 33 · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 1 and 3A Railway Parade, Kogarah — 3 towers, 25-27 storeys, 600 dwellings including 5% affordable housing, commercial premises community facility and public benefit offering (public domain plaza)
  Ganellen Property Group on behalf of KTC Group · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 18-24 Princes Highway Kogarah — 100 units with 15% affordable housing
  Landmark Element Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 4-1 6 Montgomery Street, Kogarah — S tage 1 for 200 apartments and concept plan for 1000 apartments, including 10% affordable housing (15 years), commercial GFA and community facilities in multiple buildings 3 to 26 storeys 00
  Charter Hall Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)

Major applications in the DA channel

Plus 42 smaller applications (renovations, single dwellings, signage) — 16 approved, 18 determined, 1 cancelled, 5 lodged, 2 withdrawn.

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