Bellevue Hill on the market
What sold over the past six months, what is for sale now, and where asking prices sit against the evidence.
Market update by Alan Weiss, Weiss Real Estate. September 2026.
Bellevue Hill is the most expensive house market I report on. It is also one of the most private. Of the 25 house sales recorded since late March, 13 have no price on the record. What is disclosed still tells a clear story, and I have set each listing against it.
The short version: the best houses are still making eight figures. Apartment vendors are meeting the market, and several sold just under their advertised price.
Houses
Family homes, estates and everything between.
Houses: the last six months
Every disclosed house sale
The top was 45 Beresford Road at $20 million in July, then 31 Warren Road at $18.2 million. At the other end, Birriga Road houses traded between $3.5 million and $4 million. Five of the twelve disclosed sales cleared $10 million.
How Bellevue Hill compares
On a median of $9.76 million, Bellevue Hill sits above Dover Heights and well above Rose Bay. The figure rests on twelve disclosed sales, so treat it as a guide rather than a precise measure. The direction is not in doubt. This is the top of the Eastern Suburbs house market.
Houses for sale now
Each listing sits with recent house sales on the same street. Where the street has none, the nearest suburb evidence is shown.
3 bedrooms
Evidence: No house sales on Benelong Crescent in the period. Nearby on Birriga Road, houses sold for $3.53m to $4m.
Commentary: A $4.5m guide for 453 sqm sits above that Birriga Road range. The larger block is the argument.
Evidence: No disclosed house sales on Ginahgulla Road in the period.
Commentary: A 3-bed with one bathroom on one of the suburb’s best streets. Buyers will be pricing the land.
4 bedrooms
Evidence: No house sales on O’Sullivan Road in the period. Four Bellevue Hill houses sold between $7.5m and $9.85m.
Commentary: This asks less than that band, with two bathrooms and one car space. The range looks considered.
Recent sales: 16B Arthur Street $9,660,000 (Apr 2026). 15 Arthur Street $7,500,000 (May 2026). 25 Arthur Street sold in April, price withheld.
Commentary: Two disclosed sales on the street, $7.5m and $9.66m. That is the frame.
Recent sales: 91 Birriga Road $4,000,000 (Apr 2026). 112 Birriga Road $3,820,000 (Mar 2026). 41 Birriga Road $3,525,000 (May 2026).
Commentary: A double address points to a larger holding than those sales. Expect it to sit above $4m.
Recent sales: 91 Birriga Road $4,000,000 (Apr 2026). 112 Birriga Road $3,820,000 (Mar 2026). 41 Birriga Road $3,525,000 (May 2026).
Commentary: Three Birriga Road houses sold between $3.53m and $4m. That is the range for a 324 sqm lot.
Recent sales: 17 Bradley Avenue $12,600,000 (Apr 2026).
Commentary: One bathroom for four bedrooms says renovation or rebuild. The street’s $12.6m sale shows what the finished product is worth.
Evidence: No disclosed house sales on Cranbrook Road in the period.
Commentary: Disclosed Bellevue Hill house sales ran from $3.5m to $20m. The campaign will place it.
Recent sales: 64 Victoria Road sold in September, price withheld.
Commentary: No disclosed evidence on the street. Four bathrooms and two car spaces.
5 bedrooms
Recent sales: 45 Beresford Road $20,000,000 (Jul 2026).
Commentary: The top sale in Bellevue Hill this half-year was on this street. Beresford Road is trophy territory.
Recent sales: 10 Fairfax Road sold in July, price withheld.
Commentary: No disclosed evidence on the street. Parking for five helps.
Recent sales: 5 Kulgoa Road $8,475,000 (May 2026). 15A Kulgoa Road sold in September, price withheld.
Commentary: 5 Kulgoa Road is the benchmark.
Recent sales: 64 Victoria Road sold in September, price withheld.
Commentary: No disclosed evidence on the street. Parking for five is unusual.
6 bedrooms and more
Evidence: No disclosed house sales on Cranbrook Road in the period.
Commentary: Eight bedrooms is a rare size. It will be priced on scale and land.
Recent sales: 64 Victoria Road sold in September, price withheld.
Commentary: 905 sqm with parking for six. That is upper-band money.
Apartments
1, 2, 3 and 4 bedroom apartments, and whole buildings.
Apartments: the last six months
Apartments sold by price band
Most apartments sold between $1 million and $2 million. Eleven sold for $3 million or more, led by 1/71 Birriga Road at $5.8 million. Three apartments at 18 Boronia Road sold between $4.65 million and $5.25 million.
Median apartment sale by street
Birriga Road carries the most volume, with thirteen sales at a median of $1.35 million. Boronia Road is the outlier, on three large sales.
How Bellevue Hill compares
Apartments here trade at much the same level as Rose Bay and Bondi. Unlike houses, you do not pay a Bellevue Hill premium for an apartment.
One pattern stands out. 3/66 Birriga Road was advertised at $1.25 million and sold for $1.15 million. 7/158 Victoria Road was advertised at $1.58 million and sold for $1.5 million. 4/23 Bellevue Road sold for $1.9 million, just under its advertised range. Vendors who met the market sold.
Apartments for sale now
Each listing sits with recent sales in the same building. Where the building has no sales in the period, the nearest evidence on the same street is shown.
1 bedroom
Evidence: No sales in this building. The lowest apartment sale in Bellevue Hill this half-year was $880,000.
Commentary: $609,000 is well below anything the suburb has sold. Check the size.
Evidence: No sales in this building. Bellevue Hill’s entry-level apartments sold from $880,000 to about $1.2m.
Commentary: $1.15m for one bedroom with parking is at the top of that range.
2 bedrooms
Evidence: No sales in this building. On O’Sullivan Road, 4/267 sold for $2,250,000 and 4/233 for $2,730,000.
Commentary: Those were larger apartments. For a 2-bed without parking, Birriga Road 2-beds at $1.15m to $1.54m are closer.
Evidence: No sales in this building. 12/50 Bellevue Road, a 2-bed with parking, sold for $1,700,000 (Jul 2026).
Commentary: Two bathrooms here helps. $1.7m is the reference.
Evidence: No sales in this building. Nearby: 7/86 Drumalbyn $1,175,000, 4/88 Drumalbyn $1,012,500 (Apr 2026).
Commentary: $1.6m asks a clear premium over the nearby sales.
3 bedrooms
Evidence: No sales in this building. Nearby, 4/267 O’Sullivan Road sold for $2,250,000 (Jun 2026).
Commentary: That is the benchmark for a 3-bed with two car spaces.
Evidence: No sales in this building. 4/23 Bellevue Road, a 3-bed, sold for $1,901,000 (Aug 2026), just under its advertised range.
Commentary: A 3-bed with two car spaces should sit around $1.9m or above.
Evidence: No sales in this building. Larger Birriga Road apartments sold between $2,400,000 and $2,750,000.
Commentary: That is the range for a 3-bed on this road.
Evidence: No sales in this building. Two doors up at 18 Boronia Road: 1/18 $4,650,000 (Jul 2026), 2/18 $4,750,000 (Jun 2026), 4/18 $5,250,000 (May 2026).
Commentary: Strong evidence next door. Two apartments in this building are on the market at once.
Evidence: No sales in this building. Two doors up at 18 Boronia Road, three apartments sold between $4,650,000 and $5,250,000.
Commentary: The same building has two listings. Buyers can compare, which rarely helps the price.
Recent sales: 8/208 Victoria Road $4,615,000 (May 2026). 6/208 sold the same day, price withheld.
Commentary: A high bar for the building. Level and aspect will decide how close this gets.
4 bedrooms
Evidence: No sales in this building. 1/89 Drumalbyn Road, a 359 sqm 3-bed, sold for $3,800,000 (Jun 2026).
Commentary: A 4-bed with four car spaces will be measured against that result.
Whole buildings
Evidence: No sales in this building. Birriga Road apartments sold between $905,000 and $5,800,000.
Commentary: A whole building with eight bedrooms on 446 sqm. Priced on yield and site.
Alan Weiss
Principal, Weiss Real Estate. 35 years in the Eastern Suburbs.
If you own in Bellevue Hill and want to know where your property sits against this evidence, call me on 0412 176 074 or email alan@weissrealestate.com.au.
Sales: Bellevue Hill residential sales register, 26 March to 22 September 2026. Medians use disclosed prices only. Car space sales and duplicate entries are excluded. Comparisons with other suburbs use their twelve-month figures from earlier Weiss Real Estate updates. Listings as advertised in September 2026. Recent months may be understated while sales settle into the record. Bedroom counts for past sales are not in the register.
