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

The 20 most-transacted of 225 Mosman 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 Mosman from the price model's training set (published Domain results). A sample, not every sale.

What Mosman 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: 576 settled sales · median $1,912,500 (middle half $1,138,750–$3,900,000)

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

BOCSAR recorded key offences per resident at POSTCODE level (2088) — 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?

Rent trap risk — cash flows, capital has sat still. Gross yield 4.8% (bond-median rent $832.5/wk against a measured unit sale median of $898k) · measured growth -2.4%/yr — against metro medians of 4.1% and 1.7%/yr across 39 tracked suburbs.

Yield is above the metro median but measured growth is below it. Ask WHO pays that rent: if the tenant base structurally can't convert to buyers, the yield never becomes growth.

Rent trajectory (new-tenancy bond medians, postcode 2088): +6.4%/yr over the last 3 years · +4.4%/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 (63 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

641 dwellings approved in Mosman between 2019-08-30 and 2023-04-29 (1,707 applications).

Census check: occupied dwellings grew from 11,023 (2016) to 13,019 (2021) — +1,996 delivered in that window, +302 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 — Spit Junction town centre (Military Road and Spit Road) · 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 Education — 49b The Esplanade, Mosman · $11.2M works · 2 applications
Demolition · Educational establishment · Erection of a new structure · Temporary building, structure or use · School · Determined · determined 2025-10-02 · PAN-523236

investing in place Place of worship — 144 Raglan Street Mosman 2088 · $6.9M works
Place of public worship · Alterations or additions to an existing building or structure · Determined · determined 2025-12-17 · PAN-567116

investing in place Aged care / seniors — 2 Dalton Road Mosman 2088 · $566k works
Seniors housing · Independent living units · Alterations or additions to an existing building or structure · Withdrawn · lodged 2025-09-25 · PAN-575255

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

38 dwellings · 58-64 Muston Street, Mosman · 0.2km away
Preparing the EIS — design being documented · SSD-129115490

40-48 Redan Street, Mosman · 0.3km away
Under assessment · SSD-93020230

100 dwellings · Military Road, Mosman · 0.3km away
On public exhibition — submissions open · SSD-93787211

50-56 Redan Street, Mosman · 0.3km away
Preparing the EIS — design being documented · SSD-133611490

100 dwellings · 89 - 101 Cowles Road, Mosman · 0.6km away · Cowles Road Residence Holding Pty Ltd
Not declared — fast-track refused · HDA record, 2026-07-23

63 dwellings · 40-56 Ourimbah Road, Mosman · 0.7km away
Responding to public submissions · SSD-119133490

+ 3 more within 2.5km — see the full fast-track list.

Known pipeline within 2.5km: 511 dwellings across 9 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

3 primary schools within 2km · nearest school ~0.12km · 2 selective within 5km · ICSEA 1161

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

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

111/116 Belmont Rd · 41 Raglan St · 20/5 Parriwi Rd · 2/70-72 Middle Head Rd · 2/114 Spit Rd · 4/139-153 Middle Head Rd · 10 Prince St · 12 Milner St · 13 Rosebery St · 2/54 Musgrave St · 55B Belmont Rd · 7 Botanic Rd · 6/40 Raglan St · 8/822 Military Rd · 21 Lang St · 4/124 Spit Rd · 13/1 Mandolong Rd · 2/86 Glover St · 14/669 Military Rd · 23 Dalton Rd · 1/128-130 Avenue Rd · 3/2A Dalton Rd · 28/129 Spit Rd · 1/66 Middle Head Rd · 20/96 Ourimbah Rd · 2/5-9 Clifford St · 4/125 Raglan St · 4/163 Avenue Rd · 8/6 Punch St · 11/33 Moruben Rd

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

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

• 89 - 101 Cowles Road, Mosman — Residential flat building up to 20 storeys in height. This development will deliver 100 dwellings of which 15% will be dedicated as affordable housing for a period of 15 years.
  Cowles Road Residence Holding Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 64, 66 Spit Road, Mosman — Construction of a 28 storey shop top housing development comprising
  Maison Mosman Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 42A & 44 - 52 Rangers Avenue and 21 - 31 Brierley Street, Mosman — The erection of a 6 to 8 storey residential flat building with 130 apartments, including 15% affordable housing for a period of 15 years.
  Arissa Group · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 35 - 45 Awaba St , Mosman — A nine - storey residential building – 100 dwellings including 4% affordable housing offered in perpetuity
  Heworth Holdings Group · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 11 Countess Street, 13 Countess Street, 13A Countess Street, 15 Countess Street, 15a Countess Street, 17 Countess Street , 17a Countess Street, 20 Rosebery Street, 22 Rosebery Street, 24 Rosebery Street, 26 Rosebery Street, 28 Rosebery Street, Mosman — 120 – 150 units (exact number not provided), 6 – 8 storeys, 3% affordable housing
  Capitel Group Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)

Major applications in the DA channel

Plus 353 smaller applications (renovations, single dwellings, signage) — 194 determined, 102 approved, 16 withdrawn, 19 lodged, 18 refused, 4 cancelled.

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 — MOSMAN LGA

Under the NSW Government's 20-year Sydney plan, MOSMAN has a five-year housing target of 500 new homes (2024–2029) and a jobs target of 500–2,000 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