PropertyEye tracks live listings in Sydney and Brisbane today — open the live board. These pages are built from published auction results (2021–2026), our price model and weekly clearance data.
Price model — what the model says a typical home here achieves at auction
| Configuration | Model estimate | Range | Comparable sales |
|---|---|---|---|
| 1-bed unit | $874k | $781k–$968k | 141 |
| 2-bed unit | $1.08M | $963k–$1.19M | 141 |
| 3-bed unit | $1.91M | $1.69M–$2.14M | 141 |
| 3-bed house | $2.68M | $1.99M–$3.42M | 21 |
| 4-bed house | $3.44M | $2.41M–$4.62M | 21 |
| 5-bed house | $3.68M | $2.29M–$5.44M | 21 |
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 Waterloo — full dossiers: every sale, turnover, orders, what units rent for
| Building | Recorded sales | Last 3 yrs | Lots | Resale record |
|---|---|---|---|---|
| 10 Lachlan St | 314 since 2014 | 105 | — | 58% of 78 resales above purchase · median hold 8.1y |
| 356 George St | 215 since 2012 | 31 | — | 97% of 61 resales above purchase · median hold 9.1y |
| 9 Archibald Ave | 168 since 2012 | 18 | 121 | 100% of 47 resales above purchase · median hold 8.9y |
| 347 George St | 159 since 2014 | 52 | — | 50% of 32 resales above purchase · median hold 8.2y |
| 850 Bourke St | 152 since 2012 | 20 | 110 | 100% of 40 resales above purchase · median hold 9.5y |
| 8 Sam Sing St | 145 since 2005 | 9 | 111 | 100% of 36 resales above purchase · median hold 8.4y |
| 788 Bourke St | 113 since 2014 | 35 | — | 87% of 15 resales above purchase · median hold 5.8y |
| 2 Lachlan St | 103 since 2014 | 37 | — | 100% of 13 resales above purchase · median hold 6.6y |
| 20 Archibald Ave | 89 since 2020 | 63 | — | 45% of 11 resales above purchase · median hold 2.1y |
| 21 Dunkerley Pl | 85 since 2020 | 21 | 153 | 50% of 4 resales above purchase · median hold 1.9y |
| 169 Phillip St | 77 since 2014 | 25 | — | 69% of 13 resales above purchase · median hold 4.6y |
| 810 Elizabeth St | 72 since 2020 | 44 | 162 | 100% of 4 resales above purchase · median hold 3.6y |
| 17 Danks St | 61 since 2013 | 7 | 43 | 95% of 19 resales above purchase · median hold 8.4y |
| 5 Sam Sing St | 59 since 2021 | 39 | 175 | |
| 2 Sam Sing St | 58 since 2021 | 39 | 143 | 100% of 3 resales above purchase · median hold 3.7y |
| 15 Lachlan St | 53 since 2021 | 40 | 223 | |
| 25 Allen St | 52 since 2014 | 23 | — | 100% of 3 resales above purchase · median hold 6.6y |
| 2 Powell St | 48 since 2014 | 22 | 143 | 100% of 3 resales above purchase · median hold 6.1y |
| 25 Archibald Ave | 48 since 2011 | 19 | — | 100% of 11 resales above purchase · median hold 7.1y |
| 8 Archibald Ave | 40 since 2014 | 18 | — | 75% of 8 resales above purchase · median hold 7.3y |
The 20 most-transacted of 72 Waterloo 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
| Address | Config | Sold | When |
|---|---|---|---|
| 620/2-4 Lachlan St | 2 bd · 2 ba | $1,020,000 | Sep 2025 |
| 301/18 Danks St | 2 bd · 2 ba | $2,120,000 | Jun 2025 |
| 34/6 Danks St | 1 bd · 1 ba | $890,000 | Jun 2025 |
| 84/7 Broome St | 2 bd · 2 ba | $935,000 | Jun 2025 |
| 308/11A Lachlan St | 2 bd · 1 ba | $780,000 | Jun 2025 |
| 302/18 Amelia St | 2 bd · 2 ba | $1,075,000 | May 2025 |
Houses
| Address | Config | Sold | When |
|---|---|---|---|
| 25 Wellington St | 3 bd · 1 ba | $2,001,000 | Jun 2025 |
| 205 Pitt St | 4 bd · 3 ba | $1,960,000 | Feb 2025 |
| 7 Lenton Pde | 2 bd · 3 ba | $1,800,000 | Apr 2024 |
| 13 Kensington St | 2 bd · 1 ba | $1,500,000 | Apr 2024 |
| 7 Lenton Pde | 2 bd · 3 ba | $1,800,000 | Apr 2024 |
| 134 Wellington St | 3 bd · 1 ba | $1,295,000 | Oct 2023 |
Recent sold auction results in Waterloo from the price model's training set (published Domain results). A sample, not every sale.
What Waterloo actually sold for — published auction results, quarter by quarter
Units — median sold price by quarter
Latest quarter $890k (9 sales) · measured trend +5%/yr (2-bed like-for-like, 59 sales)
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: 344 settled sales · median $960,000 (middle half $755,000–$1,141,250)
| Year | Settled sales | Median | Middle half |
|---|---|---|---|
| 2021 | 412 | $905,000 | $727,500–$1,175,000 |
| 2022 | 337 | $907,500 | $745,000–$1,110,000 |
| 2023 | 398 | $896,500 | $722,000–$1,120,000 |
| 2024 | 419 | $935,000 | $725,000–$1,150,000 |
| 2025 | 464 | $950,000 | $763,750–$1,110,400 |
| 2026 | 189 | $928,000 | $750,000–$1,150,000 |
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 97 — well above the Sydney average (50 = average) · band high
BOCSAR recorded key offences per resident at POSTCODE level (2017) — 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?
High yield AND measured growth. Gross yield 6.3% (bond-median rent $1070/wk against a measured unit sale median of $890k) · measured growth +5%/yr — against metro medians of 4.1% and 1.7%/yr across 39 tracked suburbs.
Both sides above the metro median — rare, and worth checking the supply pipeline before believing it lasts.
Observable drivers: Green Square station 0.9km from the suburb centre — one-seat airport/CBD access draws short-stay and student tenants who rent, not buy · UTS 2km away — student demand pours into renting, none of it into buying.
Rent trajectory (new-tenancy bond medians, postcode 2017): +5.8%/yr over the last 3 years · +5.3%/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 (59 sales) over 14 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
474 dwellings approved in Waterloo between 2019-08-30 and 2023-04-29 (132 applications). Largest: 152dw 44 O"Dea Avenue Waterloo 2017 (2022) · 93dw 44 O"Dea Avenue Waterloo 2017 (2022).
Census check: occupied dwellings grew from 6,486 (2016) to 9,391 (2021) — +2,905 delivered in that window, +1,510 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.
Anchor-tenant signals — where the big tenants put capital
Supa Centa Moore Park (trading — 870-dwelling over-station development declared SSD (EOI 310721)): nearby — Woolworths approval 301m away (44 O"Dea Avenue Waterloo 2017).
East Village, Zetland (trading — the shops-below-homes-above typology precedent): nearby — Woolworths approval 297m away (44 O"Dea Avenue Waterloo 2017).
An anchor tenant building new premises near an existing centre is capital commitment — in the Eastlakes case it preceded demolition of the old site by years. At-centre works read the opposite way: investment in place. Detections are keyword matches over public planning records ("nearby" never claims common ownership); curated entries say so.
State-fiat planning programs — controls moved by state decision (RULE-002)
Low and Mid-Rise Housing reform — Waterloo town centre (Danks 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 Aged care / seniors — 182-186 Young Street Waterloo 2017 · $481k works
Seniors housing · Alterations or additions to an existing building or structure · Determined · determined 2026-06-15 · PAN-619742
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
177 dwellings · 188 - 196 Young Street, Waterloo · 0.1km away · Capital Corporation
Not declared — fast-track refused · HDA record, 2026-06-23
177 dwellings · 188 – 199 Young St, Waterloo · 0.1km away · Capital Corporation Pty Ltd
Not declared — fast-track refused · HDA record, 2025-10-27
270 dwellings · 923-935 Bourke Street, Waterloo · 0.2km away · Fabcot Pty Ltd
SEARs issued — assessment requirements set · SSD-136939491
123 dwellings · 44 - 48 O’Dea Avenue, Waterloo · 0.4km away · BARINGS AUSTRALIA PROPERTY PTY LTD
Not declared — fast-track refused · HDA record, 2026-06-23
100 dwellings · 25 Lachlan Street, Waterloo · 0.4km away · Pacific Oasis 25 Lachlan St Waterloo Development Pty Ltd
Not declared — fast-track refused · HDA record, 2025-10-10
500 dwellings · 339-341 George Street, Waterloo · 0.5km away
Preparing the EIS — design being documented · SSD-126105740
+ 32 more within 2.5km — see the full fast-track list.
Known pipeline within 2.5km: 8,376 dwellings across 38 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 ~0.6km · 5 selective within 5km · ICSEA 1105
Catchment (suburb-centre approximation): Alexandria Park CS · Alexandria Park CS — 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
| Suburb | Clearance | Withdrawn | Auctions |
|---|---|---|---|
| Lane Cove | 54% | 8% | 87 |
| St Ives | 34% | 16% | 58 |
| Randwick | 51% | 14% | 57 |
| Turramurra | 40% | 17% | 52 |
| Marrickville | 52% | 17% | 46 |
| Castle Hill | 43% | 11% | 44 |
| Mosman | 48% | 31% | 42 |
| Wahroonga | 20% | 7% | 41 |
| Eastwood | 38% | 15% | 40 |
| Epping | 46% | 15% | 39 |
Recent auction addresses in Waterloo
Every address links to its own page — published results, price estimate, suburb context.
81 Kellick St · 20 Wellington St · 48/13 Potter St · 1509/21 Dunkerley Pl · 330/2-4 Powell St · 118/11a Lachlan St · 1001/5 Potter St · 305/17 Danks St · 906/18 O'dea Av · 501/8 Ameilia St · 5208/6 Tung Hop St
Development pipeline — what's proposed in Waterloo, and how far along it is
State-pipeline proposals (pre-DA — the biggest projects start here)
- 171B, 175 - 177 Botany Road, Waterloo — Proposal to erect a 36 - storey mixed use shop - top housing development, comprising a 4 - storey commercial podium, with a 32 - storey residential flat building with 250 dwellings above. 17% residential GFA for affordab
Planning Lab · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 201 - 210 Botany Road, 3 - 5, 7 - 11 Allen Street, Waterloo — Shop - top housing providing a mixed - use scheme with building heights ranging from 4 to 33 storeys, with 600 dwellings and 2,000sqm of retail, with associated childcare and community facilities. 3% affordable housing f
Dickson Rothschild · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 188 - 196 Young Street, Waterloo — 177 dwellings including 10% affordable housing for 15 years, 2 storey mixed use podium with residential tower above.
Capital Corporation · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 44 - 48 O’Dea Avenue, Waterloo — Construction of a ~27 storey mixed use building comprising 275 apartments (10% to be used for affordable housing for a min. 15 years), ground floor commercial premises, basement car parking, associated landscaping and pu
BARINGS AUSTRALIA PROPERTY PTY LTD · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 923 - 935 Bourke Street, Waterloo — A mixed - use development comprising 3 buildings of 6 - 25 storeys and accommodating a supermarket and retail, commercial and residential land uses for 110 dwellings with 7.5% affordable housing in perpetuity.
Fabcot Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 1049 - 1055 Bourke Street, Waterloo — 33 storey tower and ground floor commercial floor area, 228 apartments, including 10% affordable housing for 10 years .
Lateral Estate Pty Limited · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 188 – 199 Young St, Waterloo — 177 apartments, 2 level podium containing Place of Worship and commercial space, 10% affordable housing for 15 years
Capital Corporation Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse) - 25 Lachlan Street, Waterloo — 100 apartments, retail uses at ground floor, 20% affordable housing for 15 years
Pacific Oasis 25 Lachlan St Waterloo Development Pty Ltd · Proposed — state-pipeline EOI (pre-DA, may change or lapse)
Major applications in the DA channel
| Address | Scale | Stage | Lodged |
|---|---|---|---|
| 224-228 YOUNG STREET WATERLOO 2017 | 283 dwellings · $71.7M | Determined — outcome not published in the open feed | 2025-10-01 |
| 923 BOURKE STREET WATERLOO 2017 | 110 dwellings · $165.9M | Determined — outcome not published in the open feed | 2025-01-09 |
| 1049 BOURKE STREET WATERLOO 2017 | 107 dwellings · $29.1M | Determined — outcome not published in the open feed | 2025-03-12 |
| 20-26 ALLEN STREET WATERLOO 2017 | 61 dwellings · $22.9M | Approved with conditions | 2020-12-29 |
| 182-186 YOUNG STREET WATERLOO 2017 | 61 dwellings · $0.8M | Cancelled | — |
| 182-186 YOUNG STREET WATERLOO 2017 | 61 dwellings · $0.5M | Determined — outcome not published in the open feed | 2026-03-10 |
| 1-1A AMELIA STREET WATERLOO 2017 | 50 dwellings · $14.8M | Approved | 2021-01-06 |
| 171B BOTANY ROAD WATERLOO 2017 | 47 dwellings · $20.1M | Determined — outcome not published in the open feed | 2022-02-17 |
| 131 BOTANY ROAD WATERLOO 2017 | 11 dwellings · $0.7M | Approved | 2020-10-07 |
| 219-231 BOTANY ROAD WATERLOO 2017 | 0 dwellings · $40.9M | Approved | 2020-12-29 |
| 40 O'DEA AVENUE WATERLOO 2017 | $31.1M | Lodged — under assessment | 2026-06-24 |
Plus 47 smaller applications (renovations, single dwellings, signage) — 26 determined, 13 approved, 3 withdrawn, 1 cancelled, 1 lodged, 3 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.
Planned growth — Sydney LGA
The Sydney Plan, the NSW Government's 20-year framework published 13 August 2026. These are projections for the whole LGA, not a forecast for any individual property.
Jobs figures are published as a guidance range and are not legislated the way housing targets are. Source: © State of New South Wales and Department of Planning, Housing and Infrastructure 2026, licensed CC BY 4.0.
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
All figures derive from published auction results and public data — estimates only, not financial advice.