One suburb. Several very different property markets.
Between the harbour and the coast, bordering Double Bay, Rose Bay, Bondi Junction and Bondi, Bellevue Hill’s elevated streets look across the harbour, the city and toward the ocean. It holds older one and two-bedroom apartments, Art Deco residences, townhouses, family homes and some of Sydney’s most valuable estates. October shows why the median can mislead.
Two Art Deco apartments, two different markets.
1/30 Fairfax Road: $2.61 million
A three-bedroom Art Deco residence on a first-floor corner, with northerly light and an outlook toward Double Bay. It sold prior to auction on 20 October. Its last sale was $2.042 million in November 2018, so the result is up about $568,000, or 27.8%, over almost eight years. That is positive growth, and a useful counterweight to headlines suggesting every Eastern Suburbs property has soared.
2/5 Aston Gardens: $3.25 million
This is not a conventional three-bedroom apartment. The roughly 158sqm Art Deco residence runs over two levels with panoramic harbour views, and it sold on 10 October. It last changed hands in October 2021, but that price is undisclosed in the records we could verify, so no growth figure is drawn. Larger character apartments with views and scarcity trade in a different market from Bellevue Hill’s standard apartment stock.
Four properties to watch after settlement.
Several October sales are repeat sales of properties with recent recorded prices. Three of them withheld their 2026 price. When those considerations appear in settled records, they will be some of the cleanest evidence of how Bellevue Hill has moved.
October’s sales, disclosed and withheld.
A significant number of Bellevue Hill’s October sales were reported without a price, across Bellevue Road, Birriga Road, Victoria Road, Beresford Road, Benelong Crescent and Old South Head Road. If some of the larger sales are missing from the public data, conclusions drawn only from the disclosed results can paint a distorted picture.
| Property | Sold | Detail | Price |
|---|---|---|---|
| 2/5 Aston Gardens | 10 Oct | c. 158sqm two-level Art Deco, panoramic harbour views; prior sale Oct 2021, price undisclosed | $3,250,000 |
| 1/30 Fairfax Road | 20 Oct | 3-bed Art Deco, first-floor corner, north light; $2.042M in Nov 2018 | $2,610,000 |
| 80 Beresford Road | 10 Oct | 5-bed, 6-bath, 4 cars, pool, gym; $15.1M in Oct 2023 | Withheld |
| 99 Bellevue Road | 20 Oct | 5-bed home, c. 730sqm; sold at auction; $7M in Mar 2023 | Withheld |
| 11/65 Birriga Road | 12 Oct | 2-bed apartment; $965,000 in Feb 2025 | Withheld |
Further October sales in Victoria Road, Benelong Crescent and Old South Head Road were also reported with prices withheld. Withheld results are tracked after settlement, not estimated.
How deep the top tier runs.
Recent settlement records show the level at which Bellevue Hill’s upper market operates. Settling in October doesn’t make these October contract sales; many were agreed months earlier. But set beside October’s apartment results, they show the span: a $1 million apartment and a $20 million-plus residence in the same suburb, appealing to entirely different buyers.
Geography splits the buyer pool.
Some properties are valued for elevation and panoramic harbour outlooks.
Others are valued for their walk to Double Bay or Rose Bay, while the eastern side runs naturally toward Bondi and the ocean.
Land size, architecture, privacy and position put the best homes in a different category. Their buyers are also looking at Vaucluse, Point Piper, Rose Bay, Darling Point and Double Bay.
October doesn’t say every Bellevue Hill property is rising, or that every one is falling. It says property selection matters enormously. One apartment showed modest growth over eight years. Another commands a premium for its views, size and character. A prestige house rose by millions in two years, while other homes in the same postcode barely moved.
So the question for an owner isn’t “what is the Bellevue Hill median?” It is “what are buyers paying now for properties that genuinely compete with mine?” That means land size, street and position, views, aspect, architecture, condition, parking, apartment size, building quality and, above all, scarcity. There isn’t one market. After four decades selling these streets, I only price from the sales that compete.
What the records can — and cannot — say.
Three repeat sales withheld their 2026 price. They are reported as sales and tracked after settlement. None is estimated.
Settlements recorded in October can reflect contracts agreed weeks or months earlier. They show the depth of the market, not October’s pricing.
2/5 Aston Gardens’ 2021 price is undisclosed in the records verified, so no growth figure is drawn for it.
Know what buyers are paying for homes like yours.
I have sold across the Eastern Suburbs since the mid-1980s, more than 1,000 properties in all. If you own in Bellevue Hill and want to know where your home sits against the sales that genuinely compete with it, I’ll show you the evidence, not the median. You can also request a property appraisal based on today’s comparable sales.
Market information current to 29 October 2026. Sale prices, historical transactions and property information are based on publicly available property and sales records. Where a 2026 sale price remains withheld, Weiss Real Estate has not estimated the result. Commentary is Alan Weiss’s professional assessment, not financial advice.
