Authored by the expert who managed and guided the team behind the Australia Property Pack
Yes, the analysis of Sydney's property market is included in our pack
Sydney is one of the world's most expensive cities to buy an apartment, and in 2026, the numbers still reflect that reputation.
For foreigners looking to buy in Sydney, there are additional costs and restrictions that most local guides simply don't mention, so we created this article to give you a clear and honest picture of what apartments actually cost.
We constantly update this blog post as new data becomes available, so you always have the freshest numbers.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Sydney.
Insights
- Foreign buyers in Sydney face an extra 9% surcharge on top of regular stamp duty, which adds roughly A$81,000 to an A$900,000 apartment purchase.
- The median Sydney apartment price of A$900,000 in 2026 is about 36% higher than it was five years ago, according to Cotality data.
- Until March 2027, most foreigners cannot legally buy established apartments in Sydney due to a federal ban, which limits their options to new builds that typically cost 5% to 15% more per square meter.
- Strata levies in Sydney range from A$500 to A$2,500 per quarter, with higher fees for buildings that have pools, gyms, and concierge services.
- Sydney apartment prices per square meter vary dramatically, from around A$7,000 in outer western suburbs to over A$45,000 in prestige harbourfront pockets like Vaucluse.
- Foreign buyers who need FIRB approval should budget around A$45,000 for the application fee alone on a typical Sydney apartment purchase.
- The all-in cost for a foreign buyer purchasing a median-priced Sydney apartment is roughly A$1.07 million, which is about 19% more than the sticker price.
- Sydney's rental yields sit around 3%, the lowest among Australian capital cities, which matters if you plan to rent out your apartment as an investment.
- Areas like Merrylands, Guildford, and St Marys recorded 12.5% annual apartment price growth in 2025, making them some of the fastest-appreciating suburbs in Sydney.
How much do apartments really cost in Sydney in 2026?
What's the average and median apartment price in Sydney in 2026?
As of January 2026, the median apartment price in Sydney sits around A$900,000 (approximately US$594,000 or EUR 540,000), while the average apartment price is closer to A$980,000 (approximately US$647,000 or EUR 588,000) because Sydney's luxury harbourfront and beachside apartments push the average higher than the median.
The typical price per square meter for Sydney apartments in 2026 ranges from A$11,000 to A$14,000 (roughly US$7,300 to US$9,200 or EUR 6,600 to EUR 8,400), though inner-city and prestige locations can exceed A$20,000 per square meter, which translates to around A$1,000 to A$1,300 per square foot (roughly US$660 to US$860 or EUR 600 to EUR 780).
For a standard Sydney apartment that covers most of the market, you should realistically expect to pay between A$700,000 and A$1,300,000 (approximately US$462,000 to US$858,000 or EUR 420,000 to EUR 780,000), with the price depending heavily on location, size, and building quality.
How much is a studio apartment in Sydney in 2026?
As of January 2026, the typical price for a studio apartment in Sydney is around A$620,000 to A$720,000 (approximately US$410,000 to US$475,000 or EUR 370,000 to EUR 430,000), which reflects the premium buyers pay for location access in a compact footprint.
Entry-level to mid-range studio apartments in Sydney typically cost between A$450,000 and A$650,000 (approximately US$297,000 to US$429,000 or EUR 270,000 to EUR 390,000), while high-end or luxury studios in prestige locations like the Eastern Suburbs or Lower North Shore can reach A$800,000 to A$1,200,000 (approximately US$528,000 to US$792,000 or EUR 480,000 to EUR 720,000).
Studio apartments in Sydney typically measure between 25 and 40 square meters, with newer developments often offering slightly larger studios around 35 to 45 square meters to comply with NSW apartment design standards.
How much is a one-bedroom apartment in Sydney in 2026?
As of January 2026, the typical price for a one-bedroom apartment in Sydney is around A$740,000 to A$880,000 (approximately US$490,000 to US$580,000 or EUR 445,000 to EUR 530,000), positioned slightly below the citywide unit median as the entry point for many inner-suburban buyers.
Entry-level to mid-range one-bedroom apartments in Sydney typically cost between A$550,000 and A$750,000 (approximately US$363,000 to US$495,000 or EUR 330,000 to EUR 450,000), while high-end or luxury one-bedroom apartments in premium locations like Bondi, Mosman, or the CBD can range from A$900,000 to A$1,500,000 (approximately US$594,000 to US$990,000 or EUR 540,000 to EUR 900,000).
One-bedroom apartments in Sydney typically measure between 45 and 60 square meters, with newer constructions often hitting the 50 to 55 square meter mark to meet minimum apartment size requirements under NSW planning rules.
How much is a two-bedroom apartment in Sydney in 2026?
As of January 2026, the typical price for a two-bedroom apartment in Sydney is around A$980,000 to A$1,200,000 (approximately US$647,000 to US$792,000 or EUR 590,000 to EUR 720,000), making it the most mainstream apartment product in the city for families and sharers.
Entry-level to mid-range two-bedroom apartments in Sydney typically cost between A$750,000 and A$1,000,000 (approximately US$495,000 to US$660,000 or EUR 450,000 to EUR 600,000), while high-end or luxury two-bedroom apartments in sought-after areas can range from A$1,200,000 to A$2,500,000 (approximately US$792,000 to US$1,650,000 or EUR 720,000 to EUR 1,500,000) depending on harbour views and premium finishes.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Sydney.
How much is a three-bedroom apartment in Sydney in 2026?
As of January 2026, the typical price for a three-bedroom apartment in Sydney is around A$1,350,000 to A$1,850,000 (approximately US$890,000 to US$1,220,000 or EUR 810,000 to EUR 1,110,000), reflecting the scarcity of larger apartments and their concentration in premium buildings.
Entry-level to mid-range three-bedroom apartments in Sydney typically cost between A$1,100,000 and A$1,400,000 (approximately US$726,000 to US$924,000 or EUR 660,000 to EUR 840,000), while high-end or luxury three-bedroom apartments in prestige locations can range from A$2,000,000 to A$5,000,000 or more (approximately US$1,320,000 to US$3,300,000 or EUR 1,200,000 to EUR 3,000,000).
Three-bedroom apartments in Sydney typically measure between 90 and 130 square meters, with newer developments often offering open-plan layouts closer to 100 to 120 square meters to maximise living space.
What's the price gap between new and resale apartments in Sydney in 2026?
As of January 2026, new-build apartments in Sydney typically sell for about 5% to 15% more per square meter than comparable resale stock in the same area, a premium driven by modern finishes, energy efficiency, and lower immediate maintenance needs.
The estimated average price per square meter for new-build apartments in Sydney in 2026 is around A$12,000 to A$16,000 (approximately US$7,920 to US$10,560 or EUR 7,200 to EUR 9,600), depending on the location and developer specifications.
For resale apartments in Sydney, the average price per square meter sits closer to A$10,500 to A$13,500 (approximately US$6,930 to US$8,910 or EUR 6,300 to EUR 8,100), though this varies significantly between older walk-up buildings and more recent constructions with modern amenities.
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Can I afford to buy in Sydney in 2026?
What's the typical total budget (all-in) to buy an apartment in Sydney in 2026?
As of January 2026, a foreign buyer purchasing a median-priced Sydney apartment at A$900,000 should budget roughly A$1,070,000 all-in (approximately US$706,000 or EUR 640,000), which includes the purchase price plus all government duties, FIRB fees, and settlement costs.
Beyond the purchase price, the all-in budget in Sydney includes NSW transfer duty (around A$36,000 on a A$900,000 apartment), the 9% foreign buyer surcharge (A$81,000), FIRB application fees (around A$45,000 for this price bracket), conveyancing fees (A$2,000 to A$4,000), strata reports (A$300 to A$600), inspections (A$500 to A$900), and title registration fees (a few hundred dollars).
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Sydney property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Sydney.
What down payment is typical to buy in Sydney in 2026?
As of January 2026, the typical down payment for an Australian buyer is 20% of the purchase price (around A$180,000 on a A$900,000 apartment, or approximately US$119,000 / EUR 108,000), which avoids lenders mortgage insurance, but foreign buyers often face stricter requirements of 30% to 40% or may need to pay 100% cash if they cannot secure local financing.
Most Australian banks require a minimum down payment of at least 10% to 20%, though buyers with less than 20% will typically need to pay lenders mortgage insurance, which can add thousands of dollars to the upfront cost.
To secure the most favourable mortgage terms in Sydney, a down payment of at least 20% is recommended for Australian residents, while foreign buyers should aim for 30% to 40% or more, as many lenders apply stricter risk settings for non-resident borrowers.
You can also read our latest update about mortgage and interest rates in Australia.
We made this infographic to show you how property prices in Australia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Which neighborhoods are cheapest or priciest in Sydney in 2026?
How much does the price per m² for apartments vary by neighborhood in Sydney in 2026?
As of January 2026, apartment prices per square meter in Sydney range from around A$7,000 in budget outer suburbs to over A$45,000 in prestige harbourfront pockets (approximately US$4,600 to US$29,700 or EUR 4,200 to EUR 27,000), reflecting one of the widest neighbourhood price gaps in Australia.
In the most affordable neighbourhoods of Sydney, including Mount Druitt, Blacktown, Liverpool, and Campbelltown, the typical price per square meter for apartments is around A$7,000 to A$9,500 (approximately US$4,600 to US$6,300 or EUR 4,200 to EUR 5,700).
In the most expensive neighbourhoods of Sydney, including Vaucluse, Bondi Beach, Mosman, and Double Bay, the typical price per square meter for apartments ranges from A$15,000 to A$45,000 or more (approximately US$9,900 to US$29,700 or EUR 9,000 to EUR 27,000), depending on harbour views and building prestige.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sydney.
What neighborhoods are best for first-time buyers on a budget in Sydney in 2026?
As of January 2026, the top three neighbourhoods best suited for first-time buyers on a budget in Sydney are Blacktown, Liverpool, and Campbelltown, all located in the western and southwestern corridors with good transport links to the CBD.
In these budget-friendly Sydney neighbourhoods, typical apartment prices range from A$450,000 to A$650,000 (approximately US$297,000 to US$429,000 or EUR 270,000 to EUR 390,000), which is significantly below the citywide median.
These areas offer train connections to the CBD, local shopping centres, schools, and growing community infrastructure, making them practical choices for first-time buyers who prioritise affordability over inner-city lifestyle.
The main trade-off for buying in these budget-friendly Sydney neighbourhoods is longer commute times to the CBD (often 45 to 60 minutes by train) and less walkable streetscapes compared to inner-ring suburbs.
Which neighborhoods have the fastest-rising apartment prices in Sydney in 2026?
As of January 2026, the top three neighbourhoods with the fastest-rising apartment prices in Sydney are Merrylands-Guildford, St Marys, and Richmond-Windsor, all recording double-digit annual growth according to Cotality data.
The estimated year-over-year price increase for these fast-appreciating Sydney neighbourhoods ranged from 11% to 12.5%, significantly outpacing the broader Sydney average of around 6% to 8% annual growth.
The main driver behind the rapid price growth in these areas is affordability spillover, where buyers priced out of more expensive inner suburbs are seeking better value while still maintaining reasonable access to transport and employment hubs like Parramatta.
You can also read our latest update about property price forecasts in Sydney.
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What extra costs will I pay on top of the apartment price in Sydney in 2026?
What are all the buyer closing costs when you buy an apartment in Sydney?
For a typical Sydney apartment purchase at the median price of A$900,000, a foreign buyer should expect total closing costs of around A$165,000 to A$175,000 (approximately US$109,000 to US$116,000 or EUR 99,000 to EUR 105,000) on top of the purchase price.
The main categories of closing costs buyers must pay in Sydney include NSW transfer duty (stamp duty), the foreign buyer surcharge (if applicable), FIRB application fees (for foreign buyers), conveyancing or solicitor fees, strata inspection reports, building inspections, loan-related fees, and title registration fees.
For foreign buyers in Sydney, the largest closing cost is typically the 9% surcharge purchaser duty, which alone adds A$81,000 to a A$900,000 purchase, followed by the FIRB application fee and standard NSW stamp duty.
Some closing costs in Sydney are negotiable or variable, including conveyancing fees (which can range from A$2,000 to A$4,000 depending on the provider), inspection fees, and loan establishment fees, though government duties and FIRB fees are fixed by law.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Sydney?
For foreign buyers purchasing an apartment in Sydney, closing costs typically amount to 18% to 20% of the purchase price, driven primarily by the 9% foreign buyer surcharge, roughly 4% standard stamp duty, and FIRB fees.
The realistic low-to-high percentage range for closing costs in Sydney is about 4% to 6% for Australian citizens or permanent residents (mostly stamp duty and minor fees) and 18% to 22% for foreign buyers (including the surcharge and FIRB costs), making the difference substantial.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Sydney.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Australia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the ongoing monthly and yearly costs of an apartment in Sydney in 2026?
What are typical HOA fees in Sydney right now?
In Sydney, the equivalent of HOA fees are called strata levies, and as of January 2026, typical quarterly strata levies range from A$500 to A$2,500 per quarter (approximately US$330 to US$1,650 or EUR 300 to EUR 1,500), which works out to roughly A$165 to A$830 per month.
At the lower end of the range, basic low-rise Sydney buildings without lifts, pools, or gyms tend to charge around A$500 to A$800 per quarter (approximately US$330 to US$530 or EUR 300 to EUR 480), while luxury high-rise buildings with concierge, pools, and gyms can charge A$2,000 to A$5,000 or more per quarter (approximately US$1,320 to US$3,300 or EUR 1,200 to EUR 3,000).
What utilities should I budget monthly in Sydney right now?
For a typical apartment in Sydney, you should budget around A$250 to A$400 per month for all utilities (approximately US$165 to US$265 or EUR 150 to EUR 240), covering electricity, water, gas (if applicable), and internet.
Depending on apartment size and usage, monthly utility costs in Sydney can range from A$200 for a small, energy-efficient studio to A$500 or more for a larger apartment with heavy air conditioning use (approximately US$130 to US$330 or EUR 120 to EUR 300).
The typical monthly utility budget in Sydney includes electricity (A$100 to A$200), water (A$40 to A$80 if paid separately), gas (A$30 to A$70 if connected), and internet (A$70 to A$100).
Electricity tends to be the most expensive utility for Sydney apartment owners, especially during summer when air conditioning drives bills higher, with quarterly electricity bills averaging around A$500 to A$600 for many households.
How much is property tax on apartments in Sydney?
For most owner-occupiers in Sydney, there is no annual property tax, as NSW does not charge land tax on your principal place of residence, making this a significant difference from many other countries.
However, if you own a Sydney apartment as an investment property or second home, land tax applies above a threshold (around A$1,075,000 in total taxable land value for 2025-26), with rates starting at 1.6% plus a base amount, and foreign owners face an additional 5% land tax surcharge.
What you will pay as an apartment owner in Sydney are council rates, which vary by local council and land value, typically ranging from A$800 to A$2,000 per year (approximately US$530 to US$1,320 or EUR 480 to EUR 1,200), though strata buildings often have reduced individual rate exposure.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Sydney.
What's the yearly building maintenance cost in Sydney?
For Sydney apartment owners, yearly building maintenance costs are largely covered by your strata levies, which effectively translate to A$2,000 to A$10,000 per year (approximately US$1,320 to US$6,600 or EUR 1,200 to EUR 6,000) depending on your building's amenities and condition.
The realistic range of yearly maintenance costs varies from around A$2,000 to A$3,500 for basic low-rise buildings (approximately US$1,320 to US$2,310 or EUR 1,200 to EUR 2,100) to A$8,000 to A$15,000 or more for older high-rises with extensive amenities that require ongoing capital works (approximately US$5,280 to US$9,900 or EUR 4,800 to EUR 9,000).
Expenses typically included in building maintenance in Sydney cover cleaning, gardening, lift maintenance, common area utilities, building insurance, repairs, and long-term capital works planning for items like roof replacement, facade repairs, and lift upgrades.
In Sydney, building maintenance costs are included within your quarterly strata levies rather than charged separately, so your strata levy is effectively your all-in building running cost.
How much does home insurance cost in Sydney?
For Sydney apartment owners, the typical annual cost for contents insurance (which covers your personal belongings) is around A$250 to A$600 per year (approximately US$165 to US$400 or EUR 150 to EUR 360), as building insurance is handled by the strata scheme.
The realistic range for annual contents insurance in Sydney varies from around A$200 for basic cover on modest contents to A$800 or more for comprehensive cover on high-value items (approximately US$130 to US$530 or EUR 120 to EUR 480), depending on your coverage level and claims history.
For apartment owners in Sydney, building insurance is mandatory and is arranged by the owners corporation (strata body), paid through your strata levies, so you only need to purchase contents insurance separately, which is optional but highly recommended.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Sydney, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Australian Bureau of Statistics (ABS) | Australia's official government statistics agency providing gold-standard housing data. | We used ABS data to anchor our view of broad apartment price movements in Sydney. We treated it as a macro cross-check against listing site data. |
| Domain House Price Report | Major Australian property portal with a long-running, widely cited research series. | We used Domain's Sydney unit median as one of two headline price anchors. We triangulated their data against index-based sources for early 2026 estimates. |
| NAB Sydney Property Market Insights | One of Australia's big four banks with regular data-driven market commentary. | We used NAB's Sydney unit median value close to January 2026 for current pricing. We cross-checked their Cotality-sourced data against Domain's figures. |
| Cotality (formerly CoreLogic) | Australia's best-known housing analytics provider with published index methodology. | We used Cotality's hedonic index approach to justify using index-based values as an independent anchor. We preferred numbers consistent across Domain and Cotality reporting. |
| Australian Taxation Office (ATO) | Official government authority explaining the April 2025 to March 2027 foreign buyer restriction. | We used this source to highlight that foreigners may be restricted from buying established apartments. We tailored our guidance around new-build options accordingly. |
| FIRB Guidance Note 6 | Primary policy document for foreign residential property investment rules in Australia. | We used this guidance to explain FIRB approval requirements for foreigners. We translated the policy into practical buying constraints for Sydney apartments. |
| FIRB Schedule of Fees 2025-26 | Official fee schedule showing what foreign buyers actually pay for FIRB applications. | We used this schedule to estimate realistic FIRB application fees by price bracket. We included it as a distinct line item in our all-in budget calculations. |
| Revenue NSW Transfer Duty | Official administrator of NSW property duties with published rate tables. | We used Revenue NSW brackets to calculate base stamp duty on example Sydney apartment prices. We applied the formula directly for our total budget section. |
| Revenue NSW Surcharge Purchaser Duty | Official page stating the 9% foreign buyer surcharge and effective dates. | We used this to apply the correct foreign surcharge rate on top of normal stamp duty. We included it as the largest foreigner-specific cost in our Sydney estimates. |
| NSW Government Buying Costs Guide | Practical buyer-focused checklist from the NSW Government covering settlement costs. | We used this as our master list of closing cost categories. We priced each item using official fee sources and reasonable Sydney market ranges. |
| NSW Land Registry Services Fees 2025-26 | Official land titles registry with regulated fee schedules used by conveyancers. | We used this to budget for title and registry fees at settlement. We treated these as small but certain costs that should always be included. |
| NSW Government Strata Levies Guide | Official NSW Government explanation of strata obligations and levy structures. | We used this to explain what strata fees are and why they vary. We added realistic Sydney levy ranges using industry heuristics and buyer disclosures. |
| Sydney Water Residential Pricing | Official utility provider for Sydney publishing current water charges. | We used this to anchor water and wastewater budgeting. We converted published charges into practical monthly allowances for apartment buyers. |
| IPART Water Pricing Determination 2025-26 | NSW regulator that sets and approves regulated utility pricing decisions. | We used this to cross-check that water bills were rising in 2025-26. We used Sydney Water as the primary source for how costs appear on bills. |
| City of Sydney Council Rates | Local council website as authoritative source for council rate charges. | We used this to show that strata owners can face council-related charges. We gave a Sydney-wide range plus a City of Sydney example. |
| Revenue NSW Land Tax Thresholds | Definitive source for whether land tax applies and what thresholds are in NSW. | We used this to explain that owner-occupiers typically don't pay land tax. We also framed the foreign-owner surcharge context where relevant. |
| NSW Government Foreign Surcharge Announcement | Official announcement summarizing foreign surcharge settings from 2025. | We used this to confirm timing and rates of foreign surcharges in NSW. We reflected these settings in our all-in budget and ongoing costs sections. |
| ANZ Deposit Explainer | Major bank explaining standard Australian lending conventions for deposits. | We used this to explain the typical 20% deposit benchmark and LMI triggers. We contrasted it with stricter realities foreign buyers often face. |
| NSW Apartment Design Guide | NSW Government reference for apartment planning and design standards. | We used this to sanity-check typical apartment sizes by bedroom count. We applied these size assumptions consistently across our price estimates. |
| Urbis National Apartment Essentials | Leading property consultancy with detailed off-the-plan apartment market research. | We used Urbis data to estimate the new versus resale price premium. We validated the direction and magnitude of new-build pricing differences. |
| JLL Sydney Residential Market Report | Global real estate services firm with institutional-grade market research. | We used JLL commentary to identify high-demand apartment zones and supply dynamics. We cross-checked suburb growth trends with their analysis. |
| Rose & Jones Sydney Market Report January 2026 | Specialist buyer's agency with detailed monthly Sydney market analysis. | We used their January 2026 data to confirm recent price movements and suburb growth rankings. We validated their figures against Cotality index data. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Australia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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