Rose Bay is an affluent harbourside suburb in Sydney’s Eastern Suburbs, about 7 km east of the CBD. Set on the shores of Sydney Harbour, the suburb enjoys spectacular views of the Opera House and Harbour Bridge and is bordered by Lyne Park and Shark Island. From 1938 until 1974 seaplanes landed here, making Rose Bay Sydney’s first international airport; a small park commemorates HMAS Tingira, a naval training ship moored in the bay from 1912 to 1927. Today the seaplane terminal still offers scenic flights along the coast, linking Rose Bay’s storied past with its contemporary lifestyle.
Lifestyle and amenities
- Harbour beaches and waterside dining: Rose Bay boasts one of the longest sandy stretches on Port Jackson. Once the site of Sydney’s international airport for flying boats, the beach is now home to float planes that offer joy flights and is lined with highly regarded waterside restaurants, sporting clubs and shops.
- Hermitage Foreshore Reserve: A 1.8 km foreshore walk runs from Bayview Hill Road to Nielsen Park. Along the way are Queens Beach, Hermit Bay, Milk Beach and Strickland House, all with panoramic views across the harbour to the city. The reserve has been left largely in its natural state, providing more than 3 km of rock and beach foreshore accessible to the public.
- Kambala Lookout: This roadside lookout on New South Head Road offers a spectacular harbour vista encompassing Woollahra Point, Shark Island, Bradleys Head and the city skyline.
- Cooper Park and green spaces: Nearby Cooper Park forms a 15‑hectare natural oasis on the Bellevue Hill boundary. It contains picnic areas, recreation facilities and one of the largest remaining areas of natural bushland in the Eastern Suburbs. Lyne Park, adjacent to Rose Bay Wharf, hosts tennis courts, a sailing club and landscaped lawns. Two golf courses – Woollahra Golf Club (public nine‑hole) and Royal Sydney Golf Club (private 27‑hole) – sit on the suburb’s southern edge.
- Seaplanes, ferries and transport: Rose Bay has its own ferry wharf, offering services to Watsons Bay and Circular Quay, while frequent bus routes connect to the city via Kings Cross. The seaplane terminal beside the wharf continues to operate scenic flights and scheduled services to destinations such as Newcastle.
- Education and community: The suburb is home to prestigious independent schools, including Kambala (est. 1887) and Kincoppal–Rose Bay (est. 1882), which offer day and boarding education for girls from preschool to Year 12. The Cranbrook School preparatory campus and several primary schools also serve the area. Community groups such as the Waverley Amateur Radio Society and local scout troops are based in Rose Bay.
2025–26 property market snapshot
Public market indicators
Realestate.com.au’s market insights for March 2025 – March 2026 show that Rose Bay remains one of Sydney’s most coveted markets:
| Property type | Median sale price | 12‑month growth | Sales (past 12 months) | Median weekly rent | Notes |
|---|
| Houses | ≈ $5.22 M | –10.0 % | 58 | $2,350 p/w with 20.6 % annual rent growth | Four‑bedroom houses recorded a median of $6.35 M with 16 % annual growth. Median time on market is 28 days and rental yield approx 2 %. |
| Units/Apartments | ≈ $1.85 M | –1.1 % | 179 | $950 p/w with 5.6 % annual rent growth | One‑bedroom units median $967,500 (up 23.3 %), two‑bedroom units $1.48 M (up 3.5 %), and three‑bedroom units $3.32 M (down 10.3 %). Median time on market about 26–31 days. |
Local sales analysis (Apr 2025 – Mar 2026)
Our analysis of sales data recorded in the 12 months to March 2026 reveals 215 transactions in Rose Bay: 42 houses and 173 units. Key observations include:
- House values: The median house price was about $5.88 million, with an average of approximately $9.07 million. The higher mean reflects several very high‑value transactions.
- Unit values: Apartments had a median price around $1.73 million and an average near $2.52 million. The abundance of apartments underscores Rose Bay’s high‑density residential character.
- Top sales: The highest house sale was 19 Bayview Hill Road, which sold in December 2025 for roughly $83.5 million. Other significant house sales included 19 Kent Road (~$45.1 M), 2A Conway Avenue (~$11.6 M), 595 New South Head Road (~$11.1 M) and 15 Courtenay Road (~$10.1 M). For units, standout transactions were 6/614–622 New South Head Road (~$20.2 M), 2/34 Kent Road (~$8.55 M), 11/5 Spencer Street (~$8.4 M), 1/28 Kent Road (~$7.5 M) and 1/625 New South Head Road (~$7.1 M). These figures illustrate how Rose Bay’s prestige market spans both large houses and luxurious apartments.
Notable recent sales and market news
- Record‑setting Christmas sale: In December 2025, a five‑bedroom mansion on Bayview Hill Road sold for about $85 million, making it the most expensive home sold in Sydney that year. The 1,039 sqm property features 1,100 sqm of internal space, a wet‑edge pool with spa and cabana, and panoramic Harbour Bridge views.
- $82.5 million waterfront record: Just weeks earlier, a waterfront estate at 14 Tivoli Avenue changed hands for $82.5 million, setting a new suburb record and marking the highest house sale in Sydney for 2025. The property comprises three self‑contained residences, totalling eight bedrooms and ten bathrooms, with Carrara marble interiors, a gym, sauna and a boathouse.
- Luxury apartment benchmarks: Rose Bay’s apartment market also reached new heights. A penthouse in 614–622 New South Head Road sold for about $20 million in November 2025, while large house‑sized apartments on Kent Road and Spencer Street achieved between $8 million and $8.5 million. These sales highlight the growing appeal of spacious, low‑maintenance apartments with harbour views.
Community and outlook
Rose Bay blends historic charm with contemporary luxury. Its aviation heritage is celebrated through the seaplane terminal, while the Hermitage Foreshore Walk, Lyne Park and numerous beaches offer unrivalled access to Sydney Harbour. Boutique dining, prestigious schools, golf clubs and convenient ferry and bus transport make it a coveted address for professionals, families and downsizers alike.
With median house prices around $5 million and units around $1.8 million, Rose Bay remains at the top of Sydney’s property market. The suburb’s recent $80 million‑plus sales underscore its status as a playground for high‑net‑worth buyers. At the same time, a plentiful supply of apartments provides more attainable entry points into this harbourside community. Expect continued interest in both trophy homes and luxury apartments as buyers seek the unparalleled lifestyle and prestige that Rose Bay offers.
