40 Liverpool Street · Paddington NSW 2021

Currently listed — $3,535,000 ▲ Raised 4% · $135k · today

3 bed · 2 bath · House

Asking price RAISED 4% ($135k, from $3,400,000 to $3,535,000) today. A demand signal at this address: expect competition.

View the live listing →

⏱ Days on market — this campaign

8 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, Paddington · postcode 2021

$1550–$2100/wk is what 3-bed houses in 2021 actually transact for (middle half of 25 bonds lodged, Q2 2026 · median $1895/wk — NSW Fair Trading, CC BY).

2019Q1 → 2026Q2: $1150 → $1500/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2021, 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.

Development potential — how Woollahra Municipal Council treats the work you might do

Refuses 11.21% of the development applications it decides · off-street parking 13.19% (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.

Agencies' own published sales nearby — Paddington, around 3 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.

Similar properties — on the market now

The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Paddington 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.

Sale history — the official settled-sale record at this address

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. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).

Planning & zoning — R2 Low Density Residential

Houses and dual occupancies. A protected low-rise street — little chance of towers next door.

Heritage conservation area — Paddington. The property sits in a heritage conservation area — the streetscape is protected, so visible/external changes are controlled. It's area-wide, not this building specifically; it tends to preserve character and value.

Zone R2 (Low Density Residential) under the WOOLLAHRA LEP · heritage from the NSW Heritage Map layer, 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 outlook — how often Woollahra Municipal Council has refused this kind of work

Across all application types Woollahra Municipal Council refused 11.21% (9.5–13.19%) of the 1,124 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 Woollahra Municipal Council-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.

What's changing in Paddington — recent local signals

2025-12-23 — Education invest — 248-250 OXFORD STREET PADDINGTON 2021 ($4161k) (institutional-signals.json (PAN-602576, OnlineDA))

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

School catchments

Glenmore Rd PS (primary) · Inner Sydney HS (secondary)

9 primary schools within 2 km · ICSEA ~1133 — 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 Paddington — addresses near a boundary can differ. Verify the exact address at School Finder. Intake zones cover government schools only.