21 Wells St · Redfern NSW 2016

Currently listed — $1,550,000

2 bed · 1 bath · House · 94 m² land

View the live listing →

⏱ Days on market — this campaign

37 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, Redfern · postcode 2016

$950–$1100/wk is what 2-bed houses in 2016 actually transact for (middle half of 17 bonds lodged, Q2 2026 · median $1050/wk — NSW Fair Trading, CC BY).

2019Q1 → 2026Q2: $750 → $1000/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2016, 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.

Land — for a house, the land is the asset

94 m² · up to ~118 m² of floor space under the current FSR (a guide — setbacks and height also apply)

A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.

Development potential — how Council of the City of Sydney treats the work you might do

Refuses 2.61% of the development applications it decides · off-street parking 3.08% (determinations to Nov 2023).

The full outlook — every category with confidence ranges, which plan elements come unstuck, and the heritage effect by category — is under Explore the area.

Published auction results at this address

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

Similar properties — on the market now

The 6 listings above are on the market now: same house category, within 1 bedroom of 2, asking within 20% of this one, in Redfern or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.

Planning & zoning — R1 General Residential

A mix of housing types — houses through to apartments — permitted.

Heritage-listed — Terrace group. This building is individually heritage-listed by council. External changes need heritage approval and demolition is off the table — protective, but it limits what you can do.

Height limit 12m (≈ 3 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 1.25:1 — the maximum gross floor area you can build is 1.25:1 times the site area. On this 94 m² block that's up to ~118 m² of floor space (a guide — clause exceptions, setbacks and height limits also apply).

Registered lot 2/DP253993 — The registered plan lot at this address's geocoded point (NSW cadastre). On semis, duplexes and recent subdivisions the registered lot can be the parent parcel — the portal's advertised land size can differ legitimately.

Zone R1 (General Residential) under the SYDNEY LEP · heritage from the NSW Heritage Map layer, as recorded against this property in the NSW Valuer General's valuation record — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.

Development outlook — how often Council of the City of Sydney has refused this kind of work

Across all application types Council of the City of Sydney refused 2.61% (2.08–3.26%) of the 2,839 development applications it decided.

Where these applications come unstuck

The refusal rate above says how strict the council is. This says which part of a plan is exposed — measured across all 192,284 NSW development applications, not just this council. Each is an association: plenty of applications carrying these elements are approved, and nothing here is a verdict on a proposal you haven't made yet.

• Alterations & additions — a new vehicle crossing cut into the front boundary (refused 7.27% vs 2.59% for this kind of work generally — 2.8×, on 220 applications); excavation or a new lower level (refused 6.71% vs 2.54% for this kind of work generally — 2.64×, on 611 applications)
• Off-street parking — a new vehicle crossing cut into the front boundary (refused 8.45% vs 2.42% for this kind of work generally — 3.49×, on 284 applications)
• Pool, deck or fence — excavation or a new lower level (refused 6.22% vs 1.61% for this kind of work generally — 3.88×, on 659 applications); full demolition and rebuild (refused 4.97% vs 1.6% for this kind of work generally — 3.12×, on 965 applications)
• Knock down & rebuild — excavation or a new lower level (refused 25.78% vs 9.36% for this kind of work generally — 2.75×, on 256 applications); full demolition and rebuild (refused 19.91% vs 10.46% for this kind of work generally — 1.9×, on 221 applications)

Because this address sits in a heritage listing

Heritage does not make everything harder — it depends entirely on what you want to do, and for some work it makes approval more likely. Measured across NSW by category:

• Alterations & additions — heritage listing raises the refusal rate: 4.39% on heritage-affected land vs 2.27% elsewhere
• Off-street parking — heritage listing raises the refusal rate: 7.37% on heritage-affected land vs 2.29% elsewhere
• Pool, deck or fence — heritage listing raises the refusal rate: 4.56% on heritage-affected land vs 1.62% elsewhere
• Granny flat — heritage listing raises the refusal rate: 9.63% on heritage-affected land vs 4.4% elsewhere
• Knock down & rebuild — heritage listing lowers the refusal rate: 7.1% on heritage-affected land vs 12.68% elsewhere — applications here are typically pre-advised and conservative

These are NSW-wide rates for heritage-affected applications, not Council of the City of Sydney-specific, and they describe applications rather than this property. The zoning section above records the actual listing at this address.

Determinations lodged on the NSW Planning Portal up to Nov 2023 — the published dataset stops there, so this is a record of how the council has behaved, not a forecast and not a statement about any particular application. Rates cover development applications only; modifications and reviews of an earlier decision are excluded. A rate is shown only where at least 30 applications were decided — below that the counts are given instead, because a percentage from a handful of decisions is not a fact about a council. "Approved with conditions" is a consent, not a refusal, and is never counted as one.

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.

What's changing in Redfern — recent local signals

2025-11-04 — Education new — 83-91 RENWICK STREET REDFERN 2016 ($350k) (institutional-signals.json (PAN-586638, OnlineDA))

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

School catchments

Alexandria Park CS (primary) · Inner Sydney HS (secondary)

7 primary schools within 2 km · ICSEA ~1095 — 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.