Rose Bay and Dover Heights on the market
What sold over the past twelve months, what is for sale now, and where asking prices sit against the evidence.
Market update by Alan Weiss, Weiss Real Estate. September 2026.
Rose Bay and Dover Heights sit side by side and trade very differently. Rose Bay runs from the harbourfront to the village on Old South Head Road. Dover Heights sits on the ridge above the ocean, and a house there costs more than one in Rose Bay. I have reported houses and apartments separately, and set each listing against sales on its own street or in its own building.
The short version: apartments are holding their ground. The house market has lost its trophy sales for now, and buyers are negotiating harder below them.
Houses
Freestanding homes, semis and development sites.
Houses: the last twelve months
Houses sold by price band
Sales are spread evenly from under $4 million to $10 million, with eleven in each band. Twenty-three sold for $10 million or more. At the very top, 19 Bayview Hill Road in Rose Bay was recorded at $83.5 million in December, 19 Kent Road at $45.1 million and 32 Chamberlain Avenue at $32 million.
Median house sale by suburb
Dover Heights is the dearer suburb for a house, with a median of $9.1 million from 31 sales. Rose Bay’s median is $6.4 million from 36 sales. Both sit well above the Bondi postcode’s $5.15 million.
The median fell from $8.4 million in the first half of the year to $6.58 million in the second, on only 18 sales. Eighteen of the 23 sales over $10 million came in the first half, and recent sales are still settling into the record. The top end has gone quiet. That is not the same as falling.
Houses for sale now
Each listing sits with recent house sales on the same street. Where the street has none, the suburb evidence is shown.
Rose Bay
4 bedrooms
Evidence: No house sales on Dumaresq Road this year. Rose Bay house median $6.4m.
Commentary: No street evidence. The suburb median is the starting point.
Evidence: No house sales on Plumer Road this year. Rose Bay house median $6.4m.
Commentary: Four bedrooms but no parking. That will weigh on the price against the suburb median.
Recent sales: 9 Victory Street $10,880,000 (May 2026). 27 Victory Street $19,000,000 (Mar 2026). 2 Victory Street $8,400,000 (Nov 2025).
Commentary: Three sales over $8m on this street this year. The evidence supports an eight-figure result.
Evidence: No house sales on Wilberforce Avenue this year. Rose Bay house median $6.4m.
Commentary: No street evidence. The auction will set the price.
5 bedrooms
Evidence: No house sales on Beaumont Street this year. Rose Bay house median $6.4m.
Commentary: Five bathrooms and four car spaces put it above the median.
Recent sales: 28 Courtenay Road $10,800,000 (Feb 2026). 1 Courtenay Road $6,000,000 (Oct 2025).
Commentary: Two sales on the street, $4.8m apart. Where this lands depends on which of the two it resembles.
Evidence: No house sales on Dudley Road this year. Rose Bay house median $6.4m.
Commentary: Two bathrooms for five bedrooms suggests room to improve. Buyers will price that in.
Recent sales: 803 New South Head Road $5,660,000 (Mar 2026). 855 New South Head Road $26,500,000 (Dec 2025).
Commentary: New South Head Road runs from main-road frontage to harbourfront trophy homes. 803 at $5.66m is the closer guide.
6 bedrooms and more
Evidence: No house sales on Salisbury Road this year. Eleven Rose Bay houses sold between $8m and $11m.
Commentary: Six bedrooms and parking for four. That upper band is what it will be tested against.
Development sites
Evidence: No comparable sale. 2A Conway Avenue sold for $11,620,000 this year.
Commentary: At 3,086 sqm across several titles, this is a development play, not a home.
Evidence: House sales on Old South Head Road: 634 $4,300,000 (Dec 2025). 465 $3,400,000 (Nov 2025).
Commentary: A 1,234 sqm holding on the main road. It will be priced on site value and what can be built, not on the houses nearby.
Evidence: House sales on Old South Head Road: 634 $4,300,000 (Dec 2025). 465 $3,400,000 (Nov 2025).
Commentary: A 1,391 sqm site. Like 618, its value is in its development potential.
Dover Heights
4 bedrooms
Recent sales: 70 Gilbert Street $12,250,000 (Dec 2025).
Commentary: The one house sale on Gilbert Street this year. A “B” address usually means a smaller or rear lot, which will price well below it.
Recent sales: 26 Myuna Road $7,225,000 (Oct 2025).
Commentary: A near neighbour sold for $7.23m. That is the benchmark.
5 bedrooms
Recent sales: 19 Peel Street $4,800,000 (Feb 2026).
Commentary: The house next door sold for $4.8m in February. A $5.5m guide asks for $700,000 more.
Evidence: No house sales on Weonga Road this year. Dover Heights house median $9.1m.
Commentary: Parking for six is unusual even in Dover Heights. The suburb median is the reference.
6 bedrooms and more
Recent sales: 70 Gilbert Street $12,250,000 (Dec 2025).
Commentary: Six bedrooms and six bathrooms. 70 Gilbert shows what the street can do.
Apartments
1, 2 and 3 bedroom apartments, and whole buildings.
Apartments: the last twelve months
Apartments sold by price band
Most apartments sold between $1 million and $2 million. Only nine sold under $1 million. At the top, 6/614-622 New South Head Road sold for $20.2 million and 3/746 New South Head Road for $17 million. The harbourfront buildings on New South Head Road carry this market’s top end.
Median apartment sale by suburb
Rose Bay apartments have a median of $1.7 million from 137 sales. Dover Heights is lower at $1.56 million, from 29. Unlike houses, apartments here trade at much the same level as Bondi.
Median sale by building
The apartment median rose from $1.63 million in the first half of the year to $1.7 million in the second. In a year when the house market cooled at the top, apartments held firm.
Apartments for sale now
Each listing sits with recent sales in the same building. Where the building has no sales this year, the nearest evidence on the same street is shown.
Rose Bay
1 bedroom
Recent sales: 1/22 Manion Avenue $960,000 (Jan 2026).
Commentary: Expect a result near $960,000.
Evidence: No sales in this building. The lowest Old South Head Road apartment sales this year were $865,000 to $930,000.
Commentary: That is the range a 1-bed without parking will be measured against.
Recent sales: 5/637-639 Old South Head Road $1,200,000 (May 2026). 201 $1,750,000 (May 2026). 1 $1,770,000 (Apr 2026). 101 $1,875,000 (Feb 2026).
Commentary: Four sales in the building this year. A 1-bed sits at the lower end.
2 bedrooms
Recent sales: 8/18-20 Hamilton Street $3,250,000 (May 2026). Unit 8, a 3-bedroom, was listed at $3.5m.
Commentary: A 2-bed will sit well below that. Unit 8 also shows the building taking less than its asking price.
Recent sales: 6/34 Hamilton Street $1,700,000 (Aug 2026).
Commentary: A sale in the building last month. $1.7m is the reference.
Recent sales: 19/11-19 Newcastle Street $2,900,000 (Aug 2026). 4 $2,850,000 (Apr 2026). 17 $4,200,000 (Mar 2026).
Commentary: Three sales in the building this year, all above this asking price. $2.395m looks well placed.
Evidence: New development, no resale history. Established Old South Head Road apartments sold between $865,000 and $3,365,000 this year.
Commentary: New stock is priced ahead of the evidence, not from it.
Recent sales: 1/678-680 Old South Head Road $930,000 (Oct 2025). 12 $880,000 (Oct 2025).
Commentary: At 51 sqm, expect a result in the building’s $880,000 to $930,000 range.
Evidence: No sales in this building. The only Salisbury Road apartment sale this year was $3,155,000.
Commentary: Not a useful guide for a 2-bed without parking. The campaign will set the price.
3 bedrooms
Evidence: No sales in this building. One apartment sale on O’Sullivan Road this year, at $1,850,000.
Commentary: A $4m guide puts this among the top apartment sales in Rose Bay. Only 37 of 166 apartments across both suburbs sold for $3m or more.
Evidence: No sales in this building. On Hamilton Street, 8/18-20, a 3-bedroom, sold for $3,250,000 (May 2026).
Commentary: Three car spaces help. $3.25m is the nearest guide.
Recent sales: 5/843 New South Head Road $9,200,000 (Feb 2026).
Commentary: That sets the building’s level. A 3-bed with two car spaces will be measured against it.
Evidence: New development, no resale history. Best established Old South Head Road sale: $3,365,000 (May 2026).
Commentary: A new 3-bed will be priced against that top end.
Evidence: No sales in this building. Best on Old South Head Road: 2/584 $3,365,000 (May 2026), 2/587 $3,300,000 (Feb 2026).
Commentary: At 207 sqm with three car spaces, this is at the top of the road’s apartment market.
Evidence: No sales in this building. Nearby: 2/645 $1,950,000 (Jun 2026), 101/627 $3,100,000 (Oct 2025).
Commentary: Neighbouring buildings frame a $1.95m to $3.1m range.
Evidence: New development, no resale history. Spencer Street resales this year: $1,860,000 and $3,032,000.
Commentary: New stock. The resales show the street’s range.
Recent sales: 16/3-7 William Street $1,700,000 (May 2026).
Commentary: A 3-bed with two car spaces should clear that.
Whole buildings
Evidence: Next door at 56 Chaleyer Street, four apartments sold this year at a median of $1,231,500.
Commentary: A whole block of 24 bedrooms on 1,200 sqm. Priced on yield and development upside.
Dover Heights
2 bedrooms
Recent sales: 10/7-9 Gilbert Street $1,050,000 (Aug 2026). 41 and 91 $1,186,000 each (Feb 2026).
Commentary: Unit 10 has the same layout and sold last month. $1.05m to $1.19m is the range.
Alan Weiss
Principal, Weiss Real Estate. 35 years in the Eastern Suburbs.
If you own in Rose Bay or Dover Heights and want to know where your property sits against this evidence, call me on 0412 176 074 or email alan@weissrealestate.com.au.
Sales: residential sales register for Rose Bay and Dover Heights, 24 September 2025 to 11 September 2026. Records without a usable price, duplicate entries and retirement village units are excluded. Where several apartments in one building were recorded on the same day at the same price, they are counted once. 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.
