Redfern · Sydney NSW

Price model — what the model says a typical home here achieves at auction

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

The 20 most-transacted of 61 Redfern 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 Redfern from the price model's training set (published Domain results). A sample, not every sale.

What Redfern 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: 233 settled sales · median $1,400,000 (middle half $845,000–$2,108,000)

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 Redfern homes rent for — real bonds lodged, postcode 2016

2019Q1 → 2026Q2: $509 → $785/wk median new-tenancy rent in 2016, all dwellings pooled · +4% 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 100 — well above the Sydney average (50 = average) · band high

BOCSAR recorded key offences per resident at POSTCODE level (2016) — 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?

Below metro on both sides. Gross yield 3% (bond-median rent $799/wk against a measured unit sale median of $1370k) · measured growth +1.1%/yr — against metro medians of 4.1% and 1.7%/yr across 39 tracked suburbs.

Yield and measured growth both under the metro median in this window. Not a verdict on the future — but the recent numbers earn no story either way.

Observable drivers: University of Sydney 1.6km away — student demand pours into renting, none of it into buying · UTS 1.1km away — student demand pours into renting, none of it into buying.

Rent trajectory (new-tenancy bond medians, postcode 2016): +8.8%/yr over the last 3 years · +5.6%/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 (37 sales) over 16 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

1,965 dwellings approved in Redfern between 2019-08-30 and 2023-04-29 (315 applications). Largest: 440dw 157 - 163 Cleveland Street Redfern (2021) · 162dw 1 Lawson Square Redfern 2016 (2021).

Census check: occupied dwellings grew from 5,773 (2016) to 6,776 (2021) — +1,003 delivered in that window, +66 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 — Redfern 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.

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.

arrival Education — 83-91 Renwick Street Redfern 2016 · $350k works
Educational establishment · Hours of operation and trading · Determined · determined 2025-11-14 · PAN-586638

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

56-58 Regent Street, Redfern · 0.4km away
SEARs issued — assessment requirements set · SSD-51432710

104-116 Regent Street, Redfern · 0.4km away
Determination — decision imminent · SSD-12618001

13-23 Gibbons Street, Redfern · 0.4km away
Determination — decision imminent · SSD-9194

90-102 Regent Street, Redfern · 0.4km away
Determination — decision imminent · SSD-10382

11 Gibbons Street, Redfern · 0.4km away
Determination — decision imminent · SSD-7749

80-88 Regent Street, Redfern · 0.4km away
Determination — decision imminent · SSD-9275

+ 41 more within 2.5km — see the full fast-track list.

Known pipeline within 2.5km: 9,121 dwellings across 47 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

7 primary schools within 2km · nearest school ~0.42km · 6 selective within 5km · ICSEA 1095

Catchment (suburb-centre approximation): Alexandria Park CS · Inner Sydney 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

Recent auction addresses in Redfern

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

2 Walker St · 13 Victoria St · 76/219-227 Chalmers St · 13/187-189 Cleveland St · 7/137-141 Regent St · 62/1 Maddison St · 46 Thurlow St · 63/146-152 Pitt St · 71 Marriott St · 79 Boronia St · 737 South Dowling St · 74 Telopea St · 21 Wells St · 119 Baptist St · 16/71 Renwick St · 5 Wells St · 1A Zamia St · 23 William St · 111/219 Chalmers St · 16/52-60 Renwick St

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

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

• 219 - 241 Cleveland Street, Redfern — Concept approval for a shop - top housing and residential flat building development, with approximately 900 dwellings across 4 – 6 buildings and a height of 50m to 150m (approximately 15 to 40 storeys). Stage 1 is to inc
  AXA Investment Managers Australia Ltd as Trustee for Aroland Australia Trust · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 71 - 81A Regent Street & 10 - 38 Renwick Street, Redfern — Shop - top housing & co - living housing development with a maximum height of 30 storeys. A minimum dwelling count of 206, with 10% delivered as affordable housing for 15 years and up to 100 co - living dwellings. 06
  Margie Pty Ltd ATF APNP Touma Family Trust c/o Gyde Consulting · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 142 Abercrombie Street, Redfern — Renewal of 437 student housing to 1000 student housing, 10 storeys, monetary contribution to affordable housing in accordance with the City of Sydney’s Affordable Housing Contribution Plan
  Scape Australia Management Pty ltd (Scape) · Proposed — state-pipeline EOI (pre-DA, may change or lapse)

Major applications in the DA channel

Plus 100 smaller applications (renovations, single dwellings, signage) — 20 approved, 71 determined, 5 lodged, 2 withdrawn, 2 refused.

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 — SYDNEY LGA

Under the NSW Government's 20-year Sydney plan, SYDNEY has a five-year housing target of 18,900 new homes (2024–2029) and a jobs target of 93,500–143,000 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

State rezoning pipeline — Sydney LGA

The Sydney Plan lists 4 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.

• Waterloo Estate (South) — ~3,300 dwellings · assessment underway, announced Oct 2025
• Explorer Street, Eveleigh (Homes NSW) — ~400 dwellings · rezoning completed Aug 2025
• Central Precinct — ~950 dwellings, ~2,400 jobs · rezoning completed Aug 2025
• Blackwattle Bay Precinct (inc Fish Market site) — ~1,570 dwellings (all stages) · rezoning completed May 2025

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