Rent evidence — asking vs transacted, Belfield · postcode 2191
$760/week median new-tenancy rent for units in 2191 (2026Q2, 5 bonds lodged — all bedroom counts pooled).
2020Q1 → 2026Q2: $500 → $760/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2191, 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 — Belfield units at auction
Not enough Belfield unit auctions on record to show a trend — this fills in as the archive grows.
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
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 11 July 2026 | Passed in | $1,950,000 | Richard Matthews Real Estate |
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.
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.
What's changing in Belfield — recent local signals
2025-07-22 — Place of worship new — 2 Margaret Street, Belfield ($20837k) (institutional-signals.json (PAN-554014, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Belmore NPS (primary) · Wiley Park GHS (secondary)
5 primary schools within 2 km · ICSEA ~998 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
Suburb-centre approximation for Belfield — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint market-conditions readout, live median, clearance trend and the price model — at aipropertyeye.com. No sign-up for the suburb check; the full board is 7 days free.
Data from published auction results (Domain) and live portal listings. Estimates are never valuations or financial advice. Own this home and want a result corrected? hello@aipropertyeye.com.