Weiss Real Estate · Market commentary
Three kilometres from the CBD, wedged between Woollahra, Double Bay, Paddington and Darling Point — and running several markets at once. A $615,000 one-bedder and a $4.85 million sub-penthouse share the postcode; a Bowes Avenue terrace and a Walker Avenue residence share a statistic and almost nothing else. Here, the comparable is everything.
NSW Valuer-General-based transaction data, 2026 year to date; 49 residential settlements recorded 17 March to 12 October alone. PropTrack's rolling 12-month house measure sits higher, near $2.625m — a different period, not a contradiction.
The suburb, properly read
Edgecliff is one of the smallest suburbs in the east and one of the busiest: around 70 transactions in the past 12 months, roughly 90% of them residential, inside a few hundred metres of ground.
That turnover hides the real structure. Apartment towers over New South Head Road, older strata walk-ups, prestige harbour-view residences, and pockets of terraces and houses where Edgecliff dissolves into Woollahra and Paddington — each trades to its own buyers at its own prices.
A one-bedder above the arterial cannot be compared with a three-bedder overlooking the harbour. A Bowes Avenue terrace is not a Walker Avenue residence. The medians on this page are market indicators — the valuation lives in the comparable.
Houses & terraces
The house market is genuinely small — so small that Domain publishes no bedroom medians for 2026. We don't invent them either. What the sales themselves show: around $2 million buys a Bowes Avenue house, the mid-$2 millions a terrace near High Street, and $4 million-plus the larger residences on Walker Avenue and High Street.
The resale evidence
Two resales, two different answers. Purchase timing, property type and the circumstances of the sale decide the result — not the calendar.
On the record
| Property | Type | Price |
|---|---|---|
13 Walker Avenue 4 bed · February | House | $4,400,000 |
10 High Street 3 bed · May | House | $4,300,000 |
18–20 Artlett Street | House | $3,400,000 |
2 High Street | Terrace | $2,650,000 |
5 Walker Avenue | House | $2,600,000 |
8 Artlett Street | Terrace | $2,315,000 |
15 Bowes Avenue | House | $2,170,000 |
17 Bowes Avenue | House | $2,090,000 |
50 Thorne Street | Terrace | $2,080,000 |
19 Bowes Avenue | House | $1,910,000 |
20 Bowes Avenue | House | $1,860,000 |
26 South Street | House | $1,535,000 |
Further transactions, including 15 Glebe Street and 14 Bowes Avenue, are reported with the price withheld — counted in volumes, never assigned an estimate.
Apartments
Apartments carry most of the suburb's turnover — from compact one-bedders above the arterial to harbour-view residences with house-like proportions. Each bedroom category spans a market of its own.
From $615,000 at 406/85–97 New South Head Road to $1.4 million for the oversized 804/180 Ocean Street. More than double, same bedroom count — internal area, building and parking do the pricing.
The suburb's most active category. The 2026 record runs from $770,000 at 11/164 New South Head Road to $2.025 million for 217 square metres at 803/180 Ocean Street.
Edgecliff's prestige apartment market: a $1.13 million entry level, a $5.86 million top end, and buyers who might otherwise be looking in Double Bay or Darling Point.
Why a 200-square-metre-plus apartment competes with a terrace, not with its own building:
The cycle, drawn
Volatility, not a straight line. One-bedders swing year to year — 2023 had too few sales to publish. Two-bedders sit about 8% above 2022. Three-bedders have gone precisely nowhere in five years, whatever the citywide headlines claim.
Domain annual median series, Edgecliff units. Medians reflect the mix of apartments sold each year; small samples move them.
What moves the numbers
Edgecliff station and its bus interchange rank the suburb in the 99th percentile nationally for transport and access. That single fact underwrites the apartment market, the rents and the redevelopment interest.
Direct rail and bus to the CBD and the wider east. For apartment buyers and tenants alike, the interchange is the premium.
Bay Street, the foreshore and the village retail sit immediately below — without Double Bay's price of entry.
The western streets blend into some of the east's most desirable terrace country — which is where the house and terrace money concentrates.
Elevated buildings capture harbour, district and city outlooks — and sell far above the suburb median when they do.
52 substantial development applications tracked in five years, 38 in the last 12 months, including 17 dwellings proposed at 440 Edgecliff Road. New stock pressures older investor apartments; a better precinct lifts the rest. The effect is building-by-building.
Rents tell you what the precinct is worth before prices do: about $920 a week overall, up 10.3% in a year — $650 for a one-bedder, $1,100 for two, $1,800 for three. Tenant demand at those levels is the floor under Edgecliff's apartment values, whatever the year-to-year medians do.
The boundary effect
They adjoin, and they differ. Double Bay carries the harbour-side prestige, the village retail, the luxury apartment stock. Edgecliff answers with stronger transport, more smaller apartments, busier arterials, and terrace pockets running into Woollahra and Paddington.
The practical consequence: a few hundred metres across the boundary can move a price materially — in either direction. Comparables need to respect the line.
A $615,000 one-bedder and a $4.85 million sub-penthouse in the same small suburb. Over $4 million separates the ends of one market.
Three-bedroom medians: $2.99m in 2022, $3.02m in 2026. "Sydney is up X%" means nothing for a specific category in a specific suburb.
200-plus square metres with parking competes with terraces, not with its own building. The sub-penthouse at 9/339–341 Edgecliff Road made $1.8m above the 3-bed median.
Straight answers
NSW Valuer-General-based data places the 2026 year-to-date house median at approximately $2.24 million. PropTrack's rolling 12-month measure is higher at about $2.6 million — a different transaction period, not a different market.
Around $1.40 million on current 2026 NSW transaction data — blending $760k one-bedders, $1.44m two-bedders and $3.02m three-bedders.
The current median is approximately $760,000, with 2026 sales from $615,000 to $1.4 million depending on size, building, parking and outlook.
Approximately $1.44 million at the median — with the 2026 record spanning $770,000 to $2.025 million.
Approximately $3.02 million, with 2026 transactions from about $1.13 million to $5.86 million. The standout: 9/339–341 Edgecliff Road at $4.85 million in May.
Domain's bedroom-level 2026 series records 14 one-bedroom, 19 two-bedroom and 12 three-bedroom sales, plus studios and other transactions beyond those categories.
It depends entirely on the property. Two-bedroom medians rose from $1.33m to $1.44m; three-bedroom medians are essentially unchanged. Individual houses span +17.3% (13 Walker Avenue) to −1% (18–20 Artlett Street) over similar periods.
Methodology. Figures are drawn from NSW Valuer-General-based transaction data (49 residential settlements recorded 17 March to 12 October 2026; approximately 70 transactions in the 12 months to September, ~90% residential), Domain bedroom-level series and PropTrack rolling measures, each covering its own period. House bedroom categories traded too thinly for reliable medians (7, 4, 3 and 1 sales) and none are invented here. Price-withheld sales, including 15 Glebe Street and 14 Bowes Avenue, are counted in volumes and never assigned an estimate. Rental figures reflect NSW rental bond data and PropTrack rolling series. Sales data is indicative, not a valuation. Past results are not a guarantee of future outcomes.
Weiss Real Estate
One agent. One strategy. One result.
In a suburb where the same statistic holds a $770,000 apartment and a $2 million one, the postcode median is the most expensive shortcut there is. I'll price your property off its own building, its own history and the buyers competing for it now.
