2/131A Victoria Rd · Bellevue Hill NSW 2023

Currently listed

4 bed · 5 bath · 2 car · Villa · 699 m² land

View the live listing →

⏱ Days on market — this campaign

12 days since our daily sweep first saw this listing.

The portal's own campaign may have started slightly earlier than our first sighting. Longer campaigns tend to mean more negotiating room — the board's "Longest listed" sort exists for exactly that reason.

Rent evidence — asking vs transacted, Bellevue Hill · postcode 2023

$1000/week median new-tenancy rent for units in 2023 (2026Q2, 108 bonds lodged — all bedroom counts pooled).

2019Q1 → 2026Q2: $672 → $1000/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2023, all bedroom counts pooled.

Asking rents are what agents hope for; bond figures are what tenants actually signed at (NSW Fair Trading bond lodgements, CC BY). No yield % is derived here: each rent above is a different grain from this home's price, and a ratio of two grains reads as precision it doesn't have. New-tenancy rents run hotter than sitting rents. Not financial advice.

Growth trend — Bellevue Hill 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):

2024Q1 $1395k (5) · 2024Q2 $1278k (4) · 2024Q3 $1305k (5) · 2024Q4 $1418k (8)

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.

⏭ It passed in — what happens next — the question the listing stops at

Across Sydney, homes that passed in and later sold went for about 6% less than comparable homes that sold under the hammer.

Half sold within 33 days, 76% within three months.

Like-for-like within bedroom and property-type groups · 64 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.

Planning & zoning — R3 Medium Density Residential

Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.

Zone R3 (Medium Density Residential) under the WOOLLAHRA 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.

The building — its registered strata scheme

Strata plan SP108854 registered 2026 — the building is at least 0 years old · 2 lots in the scheme (small scheme — levies and decisions shared among few owners).

Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.

What's changing in Bellevue Hill — recent local signals

2026-04-29 — Education invest — 5 VICTORIA ROAD BELLEVUE HILL 2023 ($4014k) (institutional-signals.json (PAN-633588, OnlineDA))

2026-03-30 — Education departure — 29-53 VICTORIA ROAD BELLEVUE HILL 2023 (institutional-signals.json (PAN-622670, OnlineDA))

2026-03-23 — Education invest — 29-53 VICTORIA ROAD BELLEVUE HILL 2023 ($8182k) (institutional-signals.json (PAN-620355, OnlineDA))

Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.

School catchments

Bellevue Hill PS (primary) · Rose Bay SC (secondary)

6 primary schools within 2 km · ICSEA ~1142 — 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 100 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 1000 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.