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

The 20 most-transacted of 139 Surry Hills 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 Surry Hills from the price model's training set (published Domain results). A sample, not every sale.

What Surry Hills 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: 358 settled sales · median $1,075,000 (middle half $776,950–$2,083,750)

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).

What Surry Hills homes rent for — real bonds lodged, postcode 2010

2019Q1 → 2026Q2: $640 → $850/wk median new-tenancy rent in 2010, all dwellings pooled · +5% 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 (2010) — 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 3.3% (bond-median rent $822.5/wk against a measured unit sale median of $1310k) · measured growth +0.1%/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: UTS 1.1km away — student demand pours into renting, none of it into buying.

Rent trajectory (new-tenancy bond medians, postcode 2010): +5.9%/yr over the last 3 years · +4.5%/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 (141 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

562 dwellings approved in Surry Hills between 2019-08-30 and 2023-04-29 (742 applications). Largest: 124dw 70-72 Commonwealth Street Surry Hills 2010 (2021) · 100dw 9 1 Poplar Street Surry Hills 2010 (2021).

Census check: occupied dwellings grew from 7,185 (2016) to 9,045 (2021) — +1,860 delivered in that window, +338 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 — Surry Hills south town centre (Crown Street and Cleveland Street) · 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.

investing in place Place of worship — 119-123 Devonshire Street Surry Hills 2010 · $193k works · 3 applications
Place of public worship · Alterations or additions to an existing building or structure · Determined · determined 2025-11-05 · PAN-574775

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

156 dwellings · 47-97 Marlborough Street, Surry Hills · 0.3km away · Urbis
Responding to public submissions · SSD-78545225

100 dwellings · 7 - 15 Randle Street, Surry Hills · 0.4km away · Paro Planning Pty Ltd (Paro Consulting)
Not declared — fast-track refused · HDA record, 2026-06-23

102 dwellings · 85-93 Commonwealth Street, Surry Hills · 0.7km away · Think Planners Pty Ltd
Not declared — fast-track refused · HDA record, 2026-06-15

157 dwellings · 328-344 Elizabeth Street, Surry Hills · 0.7km away · Paro Planning Pty Ltd
Declared State Significant — on the fast-track · HDA record, 2025-09-16

20-30 Lee Street, Haymarket · 0.8km away
Under assessment · SSD-101805466

4 - 22 Wentworth Avenue, Surry Hills · 0.8km away · Willow Development Group
Not declared — fast-track refused · HDA record, 2026-09-15

+ 62 more within 2.5km — see the full fast-track list.

Known pipeline within 2.5km: 11,330 dwellings across 68 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.

Supply concentration: one applicant (Scape Australia Management Pty ltd (Scape)) is behind 3 of the nearby pipeline projects (3,291 dwellings, 33% of the known pipeline). Concentrated supply cuts both ways: delivery is likelier, but future sales and rentals compete with the same pipeline's next release — a cap the growth numbers won't show. Applicants can be planning consultants acting for a developer.

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

9 primary schools within 2km · nearest school ~0.09km · 6 selective within 5km · ICSEA 1104

Catchment (suburb-centre approximation): Crown St PS · 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 Surry Hills

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

4/46 Foster St · 721 Bourke St · 30 Lansdowne St · 5/120-124 Commonwealth St · 19/5-13 Hutchinson St · 11 Little Bloomfield St · 24 Nickson St · 56A Mary St · 3/33 Reservoir St · 55 Albion St · 13 Chapman St · 310/47-53 Cooper St · 624 Bourke St · 649 Bourke St · 418 Bourke St · 7/102-104 Albion St · 401 Crown St · 34 Corben St · 1/102-104 Albion St · 403/117 Kippax St · 27/74-80 Reservoir St · 497 Crown St · 115/30 Nobbs St · 6 Smith St · 29/450 Elizabeth St · 3 Raper St · 12/11-21 Flinders St · 11/3 Goulburn La · 140 Devonshire St · 558 Bourke St

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

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

• 4 - 22 Wentworth Avenue, Surry Hills — Construction of a 35 storey mixed use development with ground floor commercial, and 120 residential apartments above. To contain 15% of residential GFA dedicated to affordable housing in perpetuity. No . of dwellings (in
  Willow Development Group · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 7 - 15 Randle Street, Surry Hills — 12 storey residential tower including 100 apartments above the hotel including 13% of the increased floor area above an FSR of 5.9:1 is proposed as an affordable housing monetary contribution.
  Paro Planning Pty Ltd (Paro Consulting) · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 232 - 236A Elizabeth Street, Surry Hills 238 Elizabeth Street, Surry Hills — Construction of a 22 - storey mixed use shop top housing development, with a 10 - storey podium and 114 dwellings. 17% of the proposed residential GFA uplift and 1% of the proposed non - residential GFA to affordable hou
  Planning Lab · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 21 - 35 Oxford Street, Surry Hills — A 21 storey mixed - use development containing basement creative cultural uses, ground level retail, a 3 storey commercial podium and shop top housing for 102 dwellings in a tower. 13%
  Paro Consulting (Paro Planning Pty Ltd) · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 85-93 Commonwealth Street, Surry Hills — Construction of a 75m (approximately 25 storeys) shop-top housing development with ground floor commercial, 102 dwellings and 10% of residential GFA dedicated to affordable housing over 15 years.
  Think Planners Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 17 - 19 Brisbane Street, Surry Hills — Mixed - use tower with 105 dwellings (including 10% affordable homes) .
  Think Planners Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 268 - 274 and 276 - 282 Devonshire Street , Surry Hills — 105 dwellings, including 10% affordable housing for 15 years. One 11 storey tower and one 8 storey tower, approximately 1,500m 2 of commercial gross floor area, retention of heritage fabric
  Fivex Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 328-344 Elizabeth Street, Surry Hills — 157 dwellings, retail, heritage restoration works, cultural and creative industries
  Paro Planning Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
• 47-97 Marlborough Street, Surry Hills — The development is for the purposes of a residential flat building including affordable housing
  Urbis · Proposed — state-pipeline EOI (pre-DA, may change or lapse)

Major applications in the DA channel

Plus 174 smaller applications (renovations, single dwellings, signage) — 85 determined, 16 lodged, 11 withdrawn, 56 approved, 4 cancelled, 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