1/9 The Boulevarde · Brighton-Le-Sands NSW 2216

Local rents — postcode 2216 units, new tenancies

$720/week median new-tenancy unit rent in 2216 (2026Q2, 257 bonds lodged).

The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.

Growth trend — Brighton-Le-Sands units at auction

Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):

2024Q3 $850k (5) · 2024Q4 $923k (4) · 2025Q2 $850k (3) · 2025Q3 $945k (3)

Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.

Published auction results at this address

From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.

Agencies' own published sales nearby — Brighton-Le-Sands, around 2 beds

Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.

Planning & zoning — R4 High Density Residential

Apartments. Expect towers and ongoing development around you.

Height limit 14.5m (≈ 4 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.

Floor space ratio 1:1 — the maximum gross floor area you can build is 1:1 times the site area.

Zone R4 (High Density Residential) under the BAYSIDE LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.

Development applications — at & near this address

Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.

Construction risk — what no listing tells you

Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).

Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.

We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.

School catchments

Brighton-Le-Sands PS (primary) · Bayside HS (secondary)

4 primary schools within 2 km · ICSEA ~1048 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.

NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. Verify the exact address at School Finder. Intake zones cover government schools only.

Green space nearby

Protected public recreation land within 250 m

Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.

Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 2000 m. Private land: green outlook, not public open space.

Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.