803/3 Sylvan Av · Balgowlah NSW 2093

Local rents — postcode 2093 units, new tenancies

$875/week median new-tenancy unit rent in 2093 (2026Q2, 106 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 3-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 — Balgowlah 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):

2023Q3 $1390k (5) · 2024Q4 $1374k (10) · 2025Q1 $1380k (4) · 2025Q2 $2120k (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 — Balgowlah, 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.

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 — E1 Local Centre

A retail/commercial hub — shops and services at your door, but busier and noisier.

Height limit 40m (≈ 12 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 2:1 — the maximum gross floor area you can build is 2:1 times the site area.

Registered lot 2/DP1134156 · ~19,561 m² — 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.

Registered lots in Balgowlah run 300–650 m² (middle 80% of 24 registered parcels). This one is 19,561 m² — above that range.

Whether a block this size can be subdivided or redeveloped is a separate question: minimum lot size, setbacks and the council's DCP controls decide it, and this page doesn't check them. One point per registered parcel, so a tower's parent lot counts once — not once per unit. Confirm the parcel and its controls with the council before you inspect.

Zone E1 (Local Centre) under the NORTHERN BEACHES 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.

What's changing in Balgowlah — recent local signals

2025-10-13 — Petrol station invest — 487 SYDNEY ROAD BALGOWLAH 2093 ($127k) (institutional-signals.json (PAN-577428, OnlineDA))

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

School catchments

Manly WPS (primary) · The Forest HS (secondary)

5 primary schools within 2 km · ICSEA ~1136 — 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.