Suburb snapshot · 2020–2026
Watsons Bay: the six-year street-level snapshot
Median price, volume, and every street with two or more verified sales, houses and units, 2020–2026.
Watsons Bay is the thinnest market in the entire Eastern Suburbs data set — house sales have never exceeded 8 in a single year, and unit sales have run as low as 1 in a year. Every figure here should be read as a handful of individual transactions rather than a market trend. The 2021 unit median of $24 million, for instance, reflects a single exceptional sale among only three transactions that year, not a genuine shift in the suburb’s unit market.
Median sale price by year, Watsons Bay, houses vs units. Source: property sales register, verified prices only.
A suburb where a single sale can move the annual median by tens of millions of dollars isn’t a data problem — it’s simply what happens when only two or three homes trade in an entire year.
Reading the street data
Pacific Street is the closest thing Watsons Bay has to a benchmark house address, with 7 sales at a $9.1 million median. Marine Parade (5 sales, $13 million) and Cliff Street (4 sales) round out a very small field. On units, Military Road leads with 10 sales at $2.06 million — still thin, but the only unit street in the suburb with enough sales to call a genuine comparable set.
Houses — every street with two or more sales
| Street | Sales | Average | Bottom sale | Top sale |
|---|---|---|---|---|
| Pacific Street | 7 | $9.10M | $715K | $35.50M |
| Marine Parade | 5 | $13.00M | $5.25M | $19.00M |
| Cliff Street | 4 | $7.87M | $6.50M | $10.12M |
| Dunbar Street | 4 | $5.55M | $4.00M | $9.55M |
| Cove Street | 3 | $6.30M | $5.20M | $28.40M |
| Victoria Street | 3 | $8.07M | $5.10M | $33.00M |
| Clovelly Street | 2 | $3.38M | $3.38M | $3.38M |
| Robertson Place | 2 | $4.56M | $4.03M | $5.10M |
| Salisbury Street | 2 | $7.39M | $675K | $14.10M |
9 qualifying house streets, Watsons Bay, 2020–2026. “Average” is the median sale price; “bottom” and “top” are the lowest and highest verified sales recorded on that street.
Units — every street with two or more sales
| Street | Sales | Average | Bottom sale | Top sale |
|---|---|---|---|---|
| Military Road | 10 | $2.06M | $566K | $6.50M |
| Gap Road | 3 | $2.50M | $1.92M | $3.70M |
| Old South Head Road | 3 | $800K | $533K | $3.85M |
| Pacific Street | 2 | $2.60M | $1.40M | $3.80M |
4 qualifying unit streets, Watsons Bay, 2020–2026. “Average” is the median sale price; “bottom” and “top” are the lowest and highest verified sales recorded on that street.
Ten sales is Watsons Bay’s deepest street. Anywhere else in the Eastern Suburbs, that would barely register as a comparable set at all.
If you’re weighing up a sale on one of these streets, the suburb median only gets you so far. I price every appraisal against what that specific street has actually done — not just this year, but across the full cycle.
Want the read on your street in Watsons Bay?
I price every appraisal against the street-level record, not just the suburb average.
Request a free appraisal Begin a conversationThis article is based on publicly available property transaction data believed accurate as at the date of publication. It is provided for general information only and does not constitute financial, investment or legal advice. Past sale prices and market trends are not a guarantee of future performance. Readers considering a property decision should seek independent professional advice specific to their circumstances.
