Bellevue Hill — the east's most consistent prestige market
Almost every prestige suburb in the Eastern Suburbs swung with the cycle. Bellevue Hill did not. Its house median has risen every single year since 2020 — 93% in total — and its top street sales run to eighty million dollars.
By Alan Weiss · Weiss Real Estate · Licence 218396
A market read plainly
The register shows something no other suburb in this series does. Bellevue Hill's house median climbed from $6.53 million in 2020 to $12.59 million in 2025 — an increase of 93% — without a single down year in between. $6.53m, $8.0m, $9.05m, $10.475m, $11.5m, $12.59m. Through the 2022 correction and the tightening cycle that followed, the line never turned. The 2026 partial-year figure of $9.775 million rests on just 25 sales to late July and should not be read as a reversal.
Volume has been equally steady: 70 house sales in 2025, and between 54 and 73 in every other full year of the period. This is not a thin trophy market that occasionally produces a headline. It is a large, consistently trading prestige suburb — 424 verified house sales and 1,026 unit sales across the period — where the depth is what makes the price trend credible.
The unit market tells the opposite story. It has gone essentially nowhere: $1.61 million in 2020, $1.65 million in 2025, with a dip to $1.425 million in 2023 along the way. Six years, effectively flat. The two halves of this suburb have decoupled entirely, and no single median can describe both.
Median sale price by year. Source: verified sales register, 2020–2026 (2026 to 28 July, on 25 house sales).
Bellevue Hill — the estate houses along the ridge, garden walls and gates stepping down the hill, the harbour beyond.
$12.59m
2025 median house
93%
Median growth since 2020
424
House sales, 2020–2026
$80m
Top verified sale
An objective view
Bellevue Hill's structure is unusual among prestige suburbs: the streets that set the ceiling also trade with real depth. Victoria Road has recorded 46 verified house sales at a $16.35 million median — that is not a thin sample producing a flattering number, it is a genuine market operating at sixteen million. Kambala Road's fourteen sales sit at $18.73 million, the highest street median in the suburb.
Depth at the very top
Kambala Road at $18.73 million across 14 sales, Ginahgulla Road at $18.1 million, Victoria Road at $16.35 million across 46. Four streets carry median prices above fifteen million with double-digit sales counts behind them — rare anywhere in Australia.
One road, two markets
Victoria Road's houses trade at a $16.35 million median. Victoria Road's apartments — 138 verified sales on the same road — trade at $1.2 million. A thirteen-fold gap on a single street is the clearest illustration of how this suburb is actually structured.
The apartment market stalled
Six years, and the unit median moved from $1.61 million to $1.65 million. While houses added 93%, strata added almost nothing. Anyone applying the suburb's growth reputation to an apartment here is applying the wrong number.
The street ladder
Read by street, Bellevue Hill resolves into a clear geography: the ridge streets at the top, and the arterial and village addresses well below. Bellevue Road, with 26 verified house sales at a $6.8 million median, sits at less than half the level of Kambala Road a few hundred metres away. In this suburb the difference between a good address and a great one is measured in eight figures.
Median house sale price by street, verified register, 2020–2026. Sales counts shown against each street — note the depth behind Victoria Road and Bulkara Road.
Verified sales volume by year, houses and units (2026 to 28 July, a partial year).
The trophy record
The register's top verified results, 2020–2026. Two of the three largest sales in the entire Eastern Suburbs dataset are on one Bellevue Hill street.
The ultra-prime tier
$60m and above
27 Victoria Road, Bellevue Hill
House · 10 bed · 1,545sqm land · Jun 2024
$80,000,000
The largest verified sale in the entire register — eighty million dollars for a ten-bedroom residence on 1,545 square metres. It settled in June 2024, in the middle of the tightening cycle, and it sits on a road whose 46 verified house sales already carry a $16.35 million median. At this level the buyer pool is national and international, and the competition is Point Piper and Darling Point rather than anywhere in the eastern suburbs proper.
24 Victoria Road, Bellevue Hill
House · 8 bed · 4,312sqm land · May 2023
$76,000,000
Across the road, and on a scale that barely exists in the Eastern Suburbs: 4,312 square metres — well over an acre, nearly three times the land beneath the record. Two results above seventy-six million on one road, thirteen months apart, is the strongest evidence in the register that Victoria Road operates as a market of its own.
70 Kambala Road, Bellevue Hill
House · 4 bed · 1,338sqm land · 491sqm floor · May 2023
$61,500,000
Sixty-one and a half million for four bedrooms — the clearest possible statement that at this end of the market, accommodation is not what is being purchased. Land, elevation, outlook and the Kambala Road address carry the result. The street's fourteen verified sales at an $18.73 million median make it the highest-priced street in the suburb with genuine trading depth.
The strata top end
Prestige apartments
1/56 Streatfield Road, Bellevue Hill
Strata residence · 657sqm · Jun 2023
$17,104,000
The register's largest strata-classified result — a 657 square metre holding, more than ten times the suburb's unit median. Alongside 5/1A Benelong Crescent at $14 million and 201/52 Bunyula Road at $12.7 million, it shows a prestige apartment tier that clears well into eight figures even as the broader unit median sits flat at $1.65 million. Benelong Crescent's 55 verified unit sales carry a $3.75 million median, the highest of any apartment street here.
The resale evidence
Verified repeat sales
5/125–127 Bellevue Road, Bellevue Hill
Apartment · Bought $1,500,000 in Oct 2021 · Sold May 2023
$2,150,000
Up 43% in nineteen months, like-for-like — roughly 25% a year. Proof that well-chosen strata here can perform strongly, even against a flat suburb unit median. The result says more about the individual apartment than about the market it sits in.
25/155 Victoria Road, Bellevue Hill
Apartment · Bought $1,435,000 in Jul 2022 · Sold Mar 2024
$1,130,000
Down 21% in twenty months, like-for-like — on the same road that produced the suburb's eighty-million-dollar record. Both transactions are real, both are Victoria Road, and the gap between them is the single most important thing an apartment owner in this suburb should understand before setting a price.
My view
Bellevue Hill is the most consistent prestige house market in the Eastern Suburbs, and the register makes that case better than any commentary could. Six consecutive years of growth, 93% in total, on volumes of fifty to seventy sales a year. That combination — a rising median with genuine depth behind it — is what separates a real trend from a run of lucky results, and it is why I would treat this suburb's house market as structurally strong rather than cyclically fortunate.
The apartment market is a different suburb wearing the same name. Flat for six years while houses nearly doubled, and carrying resale evidence that runs both ways: one Bellevue Road apartment up 43% in nineteen months, one Victoria Road apartment down 21% in twenty. If you own strata here, the suburb's growth reputation is not your comparable and quoting it will cost you credibility with informed buyers.
What has not changed is what sets the ceiling. Eighty million on Victoria Road, seventy-six million across the road on more than an acre, sixty-one and a half million on Kambala Road for four bedrooms. Land, elevation and address — and none of the three can be manufactured. That is the foundation the whole suburb rests on.
Weighing up a Bellevue Hill sale? Houses and apartments here have moved in opposite directions for six years.
Methodology. Annual volumes, medians, street-level figures (Kambala Road, Ginahgulla Road, Victoria Road, Holland Road, Cranbrook Road, Fairweather Street, Bulkara Road, March Street, Latimer Road, Bellevue Road, Birriga Road, Benelong Crescent, Drumalbyn Road), top verified sales and repeat-sale histories are computed from the verified Eastern Suburbs sales register (Woollahra LGA property export within a 17,067-record House and Unit dataset, 3 January 2020 to 28 July 2026), excluding nominal transfers under $50,000, undisclosed prices and confirmed development-site batch records; nine Bellevue Hill batch transfers are excluded on that basis, including a five-property transfer recorded against Kambala Road in October 2023 at $105 million, which is a multi-property transaction rather than a single sale and does not appear in any figure here. Six-year totals are the sum of verified annual volumes across 2020 to 2026 inclusive; 2026 is a partial year resting on 25 house sales. Repeat-sale figures reflect transactions flagged in the analysis as like-for-like. Sales data is indicative, not a valuation. Past results are not a guarantee of future outcomes.
