Discover how Sydney’s eastern suburbs property market is performing in 2025. From record sales to rising beachside demand, explore key trends, price movements, and what’s ahead for FY2026.
As we reach the midpoint of 2025, Sydney’s eastern suburbs are defined by two contrasting forces: historically low levels of listings, and buyer appetite, especially from developers targeting premium land parcels. The result? A highly selective market, with fewer transactions but continued resilience in price across key locations.
2024 vs 2025 by the Numbers
Our analysis across postcodes 2022, 2023, 2026, 2028, 2029, and 2030 reveals a noticeable slowdown in transactional activity year-on-year:
| Metric | 2025 (YTD) | 2024 (Full Year) |
|---|
| Total Transactions | 572 | 998 |
| Total Value of Sales | $2.13 billion | $5.41 billion |
| Median Sale Price | $2.075 million | $2.3 million |
| Average Sale Price | $3.73 million | $5.42 million |
| Most Active Suburb | Bondi Beach (2026) | Bondi Junction (2022) |
| Top Sale | $56 million – 38 Vaucluse Road, Vaucluse (2030) | $35 million – 2/15A Dumaresq Road, Rose Bay (2029) |
Houses vs Units: A Tale of Two Markets
Houses
| Metric | 2025 (YTD) | 2024 (Full Year) |
| Total Sales | 125 | 261 |
| Total Value of Sales | $821.38 million | $1.87 billion |
| Median Sale Price | $4.86 million | $5.7 million |
| Average Sale Price | $6.57 million | $7.16 million |
| Most Active Suburb | North Bondi | Vaucluse |
| Top Sale | $48.5 million – 78 Kambala Road | $30.39 million – 81 Fitzwilliam Road |
Units
| Metric | 2025 (YTD) | 2024 (Full Year) |
| Total Sales | 298 | 591 |
| Total Value of Sales | $674.43 million | $3.06 billion |
| Median Sale Price | $1.56 million | $1.82 million |
| Average Sale Price | $2.26 million | $5.17 million |
| Most Active Suburb | Bondi Beach | Bondi Junction |
| Top Sale | $20 million – 601/20-26 Cross St, Double Bay | $35 million – 2/15A Dumaresq Rd, Rose Bay |
Sydney-Wide Trends
According to CoreLogic, Sydney dwelling values rose 1.3% over the 12 months to June 30, 2025, reaching a citywide median of $1,210,222. Most of this growth came in the second quarter, with a 0.5% lift in May and 0.6% in June.
Auction sentiment has improved significantly. Domain reported clearance rates bouncing back to 70%, up from a low of 51% in late 2024. The eastern suburbs outperformed again, with a clearance rate of 74.5% on the weekend of June 28.
Suburb-Level Performance: Who’s Up, Who’s Down?
Across houses, Bronte, Clovelly, Randwick, and Bondi have seen some of the sharpest price gains. Vaucluse, Bellevue Hill and Rose Bay, however, have recorded notable declines due to fewer ultra-premium transactions.
On the apartment side, standout performers include Woollahra (+13.9%), Bronte (+10.8%) and Bondi Junction (+7.4%). Darlinghurst, Clovelly, and Centennial Park declined over the year.
Key Drivers of the Market
- Lack of Stock: Persistently low listings have led to suppressed transaction volumes and reinforced upward price pressure in competitive suburbs.
- Interest Rate Relief: Lower rates have boosted buyer confidence, particularly in the apartment and mid-tier housing segments.
- Downsizer Demand: Lifestyle suburbs with prestige apartments are attracting downsizers in large numbers.
- Return to the Inner East: The post-COVID preference for city-fringe living has driven renewed competition for inner suburbs like Surry Hills and Paddington.
- Pre-sale Strategy: Many buyers are selling first and buying second, reflecting a more cautious but deliberate approach.
The Rise of the Eastern Beaches
Bronte and Clovelly continue their run as high-growth, high-demand suburbs. Bronte’s median house price now surpasses Woollahra and challenges Double Bay—an almost unthinkable shift two decades ago. Eastern beachside living has overtaken harbour views as the must-have premium lifestyle.
Fewer Trophy Sales, But Strong Underlying Demand
Top-tier suburbs like Bellevue Hill and Vaucluse have seen a drop in $12m+ sales. This isn’t due to a fall in demand, but a lack of availability. With only around 220 true harbourside homes in the east, one or two trophy listings can skew suburb-level median data.
Looking Ahead to FY2026
We expect growth to resume into FY2026, led by entry-level apartments and family homes under $4 million. Domain forecasts 7% growth for Sydney house prices and 6% for apartments. With rate stability, rising buyer confidence, and pent-up demand, the stage is set for a stronger spring and more balanced 2026.
The challenge will be supply. If vendors return to market in greater numbers, eastern suburbs property could see a broad-based recovery and renewed price momentum across segments.
