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

The 20 most-transacted of 82 Rose Bay 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 Rose Bay from the price model's training set (published Domain results). A sample, not every sale.

All settled sales — every recorded sale, not just auctions

Last 12 months: 144 settled sales · median $2,300,000 (middle half $1,457,500–$4,125,000)

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 Rose Bay homes rent for — real bonds lodged, postcode 2029

2019Q1 → 2026Q2: $722 → $1000/wk median new-tenancy rent in 2029, all dwellings pooled · +10% 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 23 — below the Sydney average (50 = average) · band low

BOCSAR recorded key offences per resident at POSTCODE level (2029) — 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

451 dwellings approved in Rose Bay between 2019-08-30 and 2023-04-29 (455 applications).

Census check: occupied dwellings grew from 3,871 (2016) to 4,520 (2021) — +649 delivered in that window, +107 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 — Rose Bay town centre (New South Head 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.

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

13-25 Carlisle Street, Rose Bay · 0.2km away
Preparing the EIS — design being documented · SSD-140932990

35 dwellings · 17-25 Carlisle Street, Rose Bay · 0.4km away
Withdrawn · SSD-130006490

2-16 Spencer Street, Rose Bay · 0.4km away
Determination — decision imminent · SSD-86122958

101 dwellings · 754-758 New South Head Road, Rose Bay · 0.4km away · Ethos Urban
Not declared — fast-track refused · HDA record, 2026-03-13

599-603 Old South Head Road, Rose Bay · 0.5km away
Preparing the EIS — design being documented · SSD-145237740

599-603 Old South Head Road, Rose Bay · 0.5km away
Withdrawn · SSD-144669738

+ 5 more within 2.5km — see the full fast-track list.

Known pipeline within 2.5km: 544 dwellings across 11 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 ~0.21km · 1 selective within 5km · ICSEA 1129

Catchment (suburb-centre approximation): Rose Bay PS · Rose Bay SC — 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 Rose Bay

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

25 Onslow St · 2/5 Richmond Rd · 1/9 Carlisle St · 11/37 The Avenue · 107/45-53 Carlisle St · 16/34 Hamilton St · 12 Plumer Rd · 64B Wilberforce Av · 2/843 New South Head Rd · 1/4 Albemarle Av · Townhouse 1/26 Dover Rd · 2 O'sullivan Rd · 1/48 Chaleyer St · 2/32 Spencer St · 10/24 Manion Av · 1/22 Spencer St · 4/58 Chaleyer · 5/6-8 Onslow St · 2/24 Balfour Rd · 628 Old South Head Rd · 9 Courtenay Rd · 4/18 Plumer Rd · 3/22 Manion Av · 4/2 Powell Rd · 6/34 Hamilton St · 7/3 Iluka St · 68 Chaleyer St · 5/776 New South Head Rd · 19/11-19 Newcastle St · 41 The Avenue

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

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

• 599-603 Old South Head Road, Rose Bay — Proposal to redevelop site for a 7-8 storey residential flat building, which will deliver a minimum 100 dwellings, including 5% of the residential yield as affordable housing in perpetuity.
  Urban DC Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 1-5 The Avenue & 443-445 Old South Head Road, Rose Bay — Construction of one 15-storey shop-top housing tower, and one 9-storey residential flat building that is interconnected by a 4-storey form between the two buildings (containing 124 dwellings). 15% of residential GFA to b
  Orosi Architecture Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 11, 15, 17, 19, 21, 23, 25, 27, 27A, 29, 31 Hamilton Street & 36, 38, 40, 42, 44, 46, 48, 50, 52, 54, 56 Dover Road, Rose Bay — Construction of three residential flat building / shop-top housing buildings, with a maximum height ranging from 8 to 12 storeys and 433 dwellings. To contain 5% of residential GFA dedicated to affordable housing in perp
  Hewlett Property Rose Bay Pty Ltd & Perifa Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 754-758 New South Head Road, Rose Bay — Demolition of existing structures and construction of a residential flat building consisting of 101 apartments including 12% residential GFA dedicated to affordable housing for 15 years.
  Ethos Urban · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 757-779 New South Head Road & 9 Newcastle Street, Rose Bay — 159 apartments, including 15% affordable housing for 15 years, 12-16 storey buildings, retention of heritage item
  GSA Planning · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 1 & 3-5 The Avenue, 443-445 Old South Head Road, 2 William Street and 439- 441 Old South Head Road, Rose Bay — 101 apartments including 15% total GFA dedicated for 15 years and 10% of the total uplift GFA above base FSR standard (1.5:1) dedicated in perpetuity, single 8 storey tower retaining two existing commercial uses.
  Paro Consulting (Paro Planning Pty Ltd) · Proposed — state-pipeline EOI (pre-DA, may change or lapse)

Major applications in the DA channel

Plus 48 smaller applications (renovations, single dwellings, signage) — 24 determined, 14 approved, 2 withdrawn, 7 lodged, 1 rejected.

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 — WOOLLAHRA LGA

Under the NSW Government's 20-year Sydney plan, WOOLLAHRA has a five-year housing target of 1,900 new homes (2024–2029) and a jobs target of 1,500–3,300 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 — Woollahra LGA

The Sydney Plan lists one state significant rezoning site 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.

• Edgecliff Woollahra Stations Precinct — ~10,000 dwellings · assessment underway, announced Aug 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