Explore Bellevue Hill’s 2025 property market. See top sales, capital gains, and expert insights on luxury homes and apartments over $5 million.
By Alan Weiss – Real Estate Advisor, 35 years of local experience
In Sydney’s East, prestige isn’t a trend — it’s a legacy. Bellevue Hill is the ultimate example of this. While other markets ebb and flow with the headlines, Bellevue Hill holds firm. Why? Because this suburb was never built on speculation — it was built on rarity, reputation, and real value.
In 2024 and the first half of 2025, Bellevue Hill once again demonstrated why it sits at the top of Sydney’s residential hierarchy. Sales were strong, pricing was stable, and the top end of the market continued to deliver for those who held with patience and sold with strategy.
Houses: Trophy Homes Still Reign Supreme
In 2024, 18 houses sold over $5 million, generating $174.9 million in total sales volume. The average sale price? A commanding $9.71 million. In 2025 so far, 11 homes have transacted, with a total of $104.8 million and an average price of $9.53 million — a remarkable level of consistency.
But what makes Bellevue Hill unique is not just the averages — it’s the returns behind the sales:
- 36 Bundarra Road
Bought in 1989 for $655,000, sold in 2025 for $8.5 million. A 36-year hold returned a net gain of $7.8 million, averaging $217,361/year — a true generational asset.
- 59 Salisbury Road
Purchased in 2017 for $4.15 million, sold for $9.45 million in 2025. After stamp duty, the net gain was $5.07 million, or $633,374/year.
- 30 Northland Road
Bought in 2018 for $5.75 million, resold for $10.75 million in 2025 — delivering a net gain of $4.65 million, or $665,000/year.
- 20 Rosslyn Street
The standout. Bought in 2023 for $7.4 million and sold in 2025 for $13 million. The result? A net capital gain of $5.14 million in just 2 years — a return of $2.57 million per year.
These figures aren’t anomalies. They’re typical of the Bellevue Hill market when properties are well-held, well-located, and strategically sold.
Apartments: Prestige Living Reimagined
Once dominated by freestanding homes and estates, Bellevue Hill’s landscape is evolving. Prestige apartments are rising as the preferred choice for downsizers and lifestyle-focused buyers — and they’re delivering.
In 2024, 20 apartments sold for over $5 million, totalling $138.1 million in volume, with an average sale price of $6.91 million. In 2025 (to date), 5 apartment sales have averaged $7.31 million — a new record high.
Some key examples reveal what’s really happening under the surface:
- 3/15 Benelong Crescent
Purchased in 2022 for $8.3 million, sold in 2025 for $9 million. After stamp duty, the net capital gain was just $176,495 — highlighting how short-term holds can be absorbed by transaction costs.
Annualised return: $58,831/year
- 2/34 Drumalbyn Road
A long hold: purchased in 2014 for $1.95 million, sold for $8.6 million in 2025. Net gain: $6.56 million, or $596,568/year over 11 years.
- 13/208 Victoria Road
Bought in 2021 for $7.1 million, sold in 2025 for $8.25 million. Net gain after costs: $710,495, averaging $177,623/year.
These examples show a clear trend: the longer you hold, the better Bellevue Hill performs — especially in the apartment market, where quality product is limited and downsizer demand is growing.|
The Top 5 Sales That Shaped the Market
Bellevue Hill continues to punch well above its weight at the very top of the market. These sales are more than numbers — they’re statements:
- 78 Kambala Road –$48.5 million (Mar 2025)
- 16 March Street – $43 million (Apr 2025)
- 69 Bulkara Road – $25.5 million (Apr 2025)
- 2 Cranbrook Road – $19 million (Mar 2025)
- 4 Cranbrook Road – $16.6 million (Mar 2025)
All discreet, all strategic, all confirming Bellevue Hill’s place as Sydney’s ultra-premium residential core.
Market Snapshot: Sales Over $5 Million
| Year | Houses Sold | Avg Price | Apartments Sold | Avg Price |
|---|
| 2024 | 18 | $9.71M | 20 | $6.91M |
| 2025* | 11 | $9.53M | 5 | $7.31M |
*2025 figures are current as of mid-year
Strategy First, Always
If you’re thinking of selling in 2025 or 2026, the window is open — but it’s selective. With fewer listings coming to market and buyer enquiry still strong, this is an environment that rewards preparation, timing, and sharp strategy.
Bellevue Hill doesn’t follow Sydney’s property cycle — it sets the tone for it. From heritage estates to luxury apartments, it’s a market where time rewards the patient, and quality always wins.
After 35 years advising clients in this suburb, I can say one thing with absolute confidence: if you own in Bellevue Hill, you don’t just have a home — you have leverage, legacy, and long-term financial performance.
