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 remains one of the world's most expensive housing markets, with median house prices approaching A$2 million and a market that continues to be shaped by limited supply and strong demand.
We constantly update this blog post to bring you the freshest data and insights on Sydney house prices, so you always have accurate numbers when planning your purchase.
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.
How much do houses cost in Sydney as of 2026?
What's the median and average house price in Sydney as of 2026?
As of early 2026, the median house price in Sydney sits at approximately A$1.85 million (around US$1.20 million or €1.05 million), while the average house price reaches closer to A$2.15 million (roughly US$1.40 million or €1.23 million) because luxury harbourfront and prestige suburb sales pull the average upward.
The typical price range that covers roughly 80% of Sydney house sales stretches from about A$1.1 million to A$3.5 million (US$715,000 to US$2.28 million, or €627,000 to €2 million), reflecting the huge spread between outer suburbs and premium waterfront areas.
This gap between median and average prices in Sydney reveals a market with a strong "prestige tail," meaning a relatively small number of very expensive properties in harbourside suburbs like Point Piper and Vaucluse significantly inflate the average, while most buyers are competing in the A$1.5 million to A$2.5 million bracket.
At the median price of A$1.85 million in Sydney, a buyer can typically expect a 3 to 4 bedroom freestanding house on a modest block (around 400 to 550 square metres) in a middle-ring suburb like Epping, Ryde, or parts of the Inner West, usually requiring some cosmetic updates but livable as purchased.
What's the cheapest livable house budget in Sydney as of 2026?
As of early 2026, the estimated minimum budget for a livable house in Sydney is around A$900,000 to A$1.05 million (approximately US$585,000 to US$680,000, or €513,000 to €600,000), though A$1.1 million offers more flexibility and fewer compromises.
At this entry-level price point in Sydney, "livable" typically means a smaller 2 to 3 bedroom house (often under 120 square metres), potentially with dated interiors, basic fixtures, and limited outdoor space, but structurally sound with functioning plumbing, electricity, and a usable kitchen and bathroom.
These cheapest livable houses in Sydney are usually found in outer western suburbs like Mount Druitt, Bidwill, Tregear, and Whalan, as well as outer south-western areas including Airds, Claymore, Macquarie Fields, and Rosemeadow, where longer commute times to the CBD are traded for lower prices.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Sydney here.
How much do 2 and 3-bedroom houses cost in Sydney as of 2026?
As of early 2026, 2-bedroom houses in Sydney typically cost around A$1.25 million to A$1.65 million (US$810,000 to US$1.07 million, or €710,000 to €940,000), while 3-bedroom houses generally range from A$1.60 million to A$2.05 million (US$1.04 million to US$1.33 million, or €910,000 to €1.17 million).
The realistic price range for a 2-bedroom house in Sydney spans from about A$1 million in outer suburbs like Campbelltown to over A$2 million for a renovated terrace in the Inner West or Eastern Suburbs, with most sales clustering between A$1.25 million and A$1.65 million (US$810,000 to US$1.07 million, or €710,000 to €940,000).
For a 3-bedroom house in Sydney, which represents the core family home segment, buyers should realistically expect to pay between A$1.4 million and A$2.3 million (US$910,000 to US$1.50 million, or €800,000 to €1.31 million), with well-located middle-ring suburbs commanding the higher end of that range.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Sydney is approximately A$300,000 to A$450,000 (around 25% to 30%), though this premium increases significantly in family-friendly suburbs with good school zones where that extra bedroom is in high demand.
How much do 4-bedroom houses cost in Sydney as of 2026?
As of early 2026, a 4-bedroom house in Sydney typically costs between A$2.0 million and A$2.8 million (US$1.30 million to US$1.82 million, or €1.14 million to €1.60 million), as these larger family homes often come with bigger blocks and are concentrated in desirable school catchments.
For a 5-bedroom house in Sydney, the realistic price range runs from A$2.4 million to A$3.6 million (US$1.56 million to US$2.34 million, or €1.37 million to €2.05 million), with prices at the higher end reflecting proximity to elite schools, harbour views, or larger land parcels in established suburbs.
A 6-bedroom house in Sydney typically starts at around A$3.0 million and can easily exceed A$5.0 million (US$1.95 million to US$3.25 million, or €1.71 million to €2.85 million), as properties of this size quickly enter prestige territory where harbour frontage and premium suburb status drive prices significantly higher.
Please note that we give much more detailed data in our pack about the property market in Sydney.
How much do new-build houses cost in Sydney as of 2026?
As of early 2026, a new-build house in Sydney typically costs around A$2.0 million to A$2.4 million (US$1.30 million to US$1.56 million, or €1.14 million to €1.37 million) for a comparable location and land size, though many new builds in outer growth corridors like the North West and South West can start closer to A$1.2 million.
The typical percentage premium that new-build houses carry compared to older resale houses in Sydney is around 10% to 20% for like-for-like location and land size, reflecting modern layouts, energy efficiency, builder warranties, and lower immediate maintenance costs, though construction cost inflation has kept this premium elevated in recent years.
How much do houses with land cost in Sydney as of 2026?
As of early 2026, a house with land in Sydney typically costs between A$1.8 million and A$3.5 million (US$1.17 million to US$2.28 million, or €1.03 million to €2.0 million), with the wide range reflecting how dramatically land values vary from outer western suburbs to harbour-adjacent areas where land alone can exceed A$2 million.
The typical plot size that qualifies as a "house with land" in Sydney is generally 500 square metres or more, as this represents a block notably larger than the increasingly common 300 to 400 square metre lots in newer developments, and such larger blocks can command a 15% to 40% premium over similar houses on smaller parcels.
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Where are houses cheapest and most expensive in Sydney as of 2026?
Which neighborhoods have the lowest house prices in Sydney as of 2026?
As of early 2026, the neighbourhoods with the lowest house prices in Sydney are concentrated in the outer west and south-west, including Mount Druitt, Bidwill, Tregear, Whalan, Airds, Claymore, Macquarie Fields, St Marys, and Rosemeadow.
The typical house price range in these cheapest Sydney neighbourhoods runs from about A$850,000 to A$1.3 million (US$550,000 to US$845,000, or €485,000 to €740,000), with renovated or larger properties sitting at the higher end of this range.
The main reason these neighbourhoods have the lowest house prices in Sydney is their distance from employment centres (often 40 to 60 kilometres from the CBD), combined with historically lower socioeconomic profiles and less access to premium amenities, though ongoing infrastructure projects like the Sydney Metro West are gradually improving connectivity.
Which neighborhoods have the highest house prices in Sydney as of 2026?
As of early 2026, the top three neighbourhoods with the highest house prices in Sydney are Point Piper, Vaucluse, and Bellevue Hill in the Eastern Suburbs, followed closely by harbourfront pockets in Mosman and the prestige Northern Beaches enclaves of Palm Beach and Whale Beach.
The typical house price range in these most expensive Sydney neighbourhoods runs from A$6 million to well over A$15 million (US$3.9 million to US$9.75 million, or €3.4 million to €8.55 million), with trophy waterfront properties occasionally transacting above A$50 million.
The main reason these neighbourhoods command the highest house prices in Sydney is their uninterrupted harbour or ocean views combined with extreme scarcity, as these tightly held suburbs have very limited housing stock and any property that comes to market attracts intense competition from domestic and international buyers.
The type of buyer who typically purchases houses in these premium Sydney neighbourhoods includes successful business owners, finance executives, tech entrepreneurs, and high-net-worth families, many of whom are upgrading from other prestige suburbs or relocating from overseas markets like Hong Kong, Singapore, and London.
How much do houses cost near the city center in Sydney as of 2026?
As of early 2026, a house near the Sydney city centre, which includes inner suburbs like Paddington, Surry Hills, Darlinghurst, Redfern, Glebe, and Newtown, typically costs between A$2.2 million and A$4.5 million (US$1.43 million to US$2.93 million, or €1.25 million to €2.57 million), with most of these being terrace houses given the area's heritage character.
Houses near major transit hubs in Sydney, such as Chatswood, Parramatta, Crows Nest, and suburbs along the new Metro lines, typically cost between A$1.8 million and A$3.2 million (US$1.17 million to US$2.08 million, or €1.03 million to €1.82 million), reflecting the premium buyers pay for reduced commute times.
Houses near the top-rated schools in Sydney, such as James Ruse Agricultural High School (Carlingford area), North Sydney Boys and Girls High Schools (Crows Nest area), and Baulkham Hills High School, typically cost 5% to 15% more than comparable houses just outside the catchment, pushing prices in these zones to A$2.0 million to A$3.5 million (US$1.30 million to US$2.28 million, or €1.14 million to €2.0 million).
Houses in expat-popular areas in Sydney, including Bondi, Coogee, Bronte (Eastern Suburbs beach lifestyle), Manly (Northern Beaches), and Mosman (Lower North Shore), typically start around A$2.5 million and can exceed A$5 million (US$1.63 million to US$3.25 million, or €1.43 million to €2.85 million), driven by lifestyle appeal and proximity to beaches.
We actually have an updated expat guide for Sydney here.
How much do houses cost in the suburbs in Sydney as of 2026?
As of early 2026, a house in the middle-ring suburbs of Sydney typically costs between A$1.6 million and A$2.6 million (US$1.04 million to US$1.69 million, or €910,000 to €1.48 million), while outer-ring suburbs offer houses from A$1.0 million to A$1.8 million (US$650,000 to US$1.17 million, or €570,000 to €1.03 million).
The typical price difference between suburban houses and city-centre houses in Sydney is around A$600,000 to A$1.5 million (roughly 30% to 50% lower), with the savings increasing the further you move from the CBD and harbour, though this gap has been narrowing as outer suburbs benefit from infrastructure upgrades.
The most popular suburbs for house buyers in Sydney include family-friendly middle-ring areas like Epping, Castle Hill, Hornsby, Sutherland, Miranda, and Cronulla (for beach access), as well as gentrifying inner-west suburbs like Marrickville, Dulwich Hill, and Ashfield that offer a balance of price, character, and city proximity.
What areas in Sydney are improving and still affordable as of 2026?
As of early 2026, the top areas in Sydney that are improving and still relatively affordable for house buyers include Waterloo (major urban regeneration), Sydenham and Marrickville (strong inner-west transit links), parts of Parramatta LGA including Westmead (health and education precinct growth), and outer-ring suburbs benefiting from Metro expansion like Tallawong and Kellyville.
The current typical house price in these improving yet affordable Sydney areas ranges from A$1.2 million to A$1.8 million (US$780,000 to US$1.17 million, or €680,000 to €1.03 million), which sits below the citywide median while offering genuine upside as infrastructure and amenities improve.
The main sign of improvement driving buyer interest in these areas is the arrival or announcement of new transport infrastructure, particularly Sydney Metro stations, which historically adds 10% to 20% to nearby property values within five years of opening, combined with increased commercial investment and new apartment developments that bring cafes, shops, and services.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Sydney right now?
What are typical buyer closing costs for houses in Sydney right now?
The estimated typical total closing cost for house buyers in Sydney is around 5% to 7% of the purchase price for Australian residents, or approximately 14% to 16% for foreign buyers due to the additional 9% surcharge purchaser duty.
The main closing cost categories in Sydney include transfer duty (stamp duty), which is the largest at around 4% to 5% of the purchase price, plus conveyancing and legal fees (A$1,500 to A$3,000 or US$975 to US$1,950), building and pest inspections (A$650 to A$1,100 or US$420 to US$715), mortgage registration fees (around A$150 or US$100), and settlement adjustments for council and water rates.
The single largest closing cost category for house buyers in Sydney is transfer duty (stamp duty), which at the median price of A$1.85 million amounts to approximately A$86,000 (US$56,000 or €49,000), with foreign buyers facing an additional 9% surcharge adding another A$167,000 (US$109,000 or €95,000).
We cover all these costs and what are the strategies to minimize them in our property pack about Sydney.
How much are property taxes on houses in Sydney right now?
The estimated typical annual property tax burden for a house in Sydney includes council rates of approximately A$1,500 to A$3,500 per year (US$975 to US$2,275, or €855 to €2,000), though Sydney does not have a traditional annual property tax, and land tax only applies if you own investment property or multiple properties above the threshold (currently around A$1.08 million in land value).
Property tax in Sydney is calculated differently than in many countries: council rates are based on your land value as assessed by the NSW Valuer General multiplied by a rate set by your local council, while land tax (if applicable) uses a tiered rate structure starting at 1.6% for land values above the threshold, with owner-occupied homes exempt from land tax entirely.
If you want to go into more details, we also have a page with all the property taxes and fees in Sydney.
How much is home insurance for a house in Sydney right now?
The estimated typical annual home insurance cost for a house in Sydney is around A$2,500 to A$4,000 (US$1,625 to US$2,600, or €1,425 to €2,280), though this can increase significantly for properties in flood-prone areas, bushfire zones, or high-storm-risk coastal locations.
The main factors that affect home insurance premiums for houses in Sydney include the property's rebuild value, location (flood and bushfire mapping), construction materials (brick versus weatherboard), security features, claims history, and whether you bundle with contents insurance, with properties in western Sydney flood plains or Blue Mountains bushfire zones often facing premiums 50% to 100% higher than average.
What are typical utility costs for a house in Sydney right now?
The estimated typical total monthly utility cost for a house in Sydney is around A$450 to A$650 (US$290 to US$420, or €255 to €370), covering electricity, water, gas (if connected), and internet, though this varies significantly based on house size, number of occupants, and air conditioning usage.
The breakdown of main utility categories for a Sydney house includes electricity at A$130 to A$220 per month (US$85 to US$145), water and wastewater at A$75 to A$115 per month (US$50 to US$75), gas (if connected) at A$75 to A$135 per month (US$50 to US$90), and internet at A$70 to A$120 per month (US$45 to US$80).
What are common hidden costs when buying a house in Sydney right now?
The estimated total of common hidden costs that Sydney house buyers often overlook ranges from A$5,000 to A$15,000 (US$3,250 to US$9,750, or €2,850 to €8,550) in the first year, covering items like immediate repairs, pest treatment, garden maintenance catch-up, and various administrative fees.
Typical inspection fees buyers should expect when purchasing a house in Sydney include building inspections at A$500 to A$800 (US$325 to US$520), pest inspections at A$250 to A$450 (US$165 to US$290), or bundled building and pest reports at A$650 to A$1,100 (US$420 to US$715), plus optional extras like strata reports for attached properties or pool compliance certificates.
Other common hidden costs beyond inspections when buying a house in Sydney include loan establishment fees (A$500 to A$1,000), lenders mortgage insurance if your deposit is under 20% (potentially A$10,000+), immediate maintenance items like hot water system replacement or roof repairs (A$2,000 to A$8,000), and council or planning search fees during due diligence (A$100 to A$300).
The hidden cost that tends to surprise first-time house buyers the most in Sydney is termite and pest treatment, as many older Sydney houses have some level of termite activity or damage that requires professional treatment costing A$2,000 to A$5,000 (US$1,300 to US$3,250), with ongoing annual inspections recommended at A$250 to A$350.
You will find here the list of classic mistakes people make when buying a property in Sydney.
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What do locals and expats say about the market in Sydney as of 2026?
Do people think houses are overpriced in Sydney as of 2026?
As of early 2026, the general sentiment among locals and expats is that Sydney houses are expensive by global standards, but most accept this as the reality of a supply-constrained market in a desirable global city, with affordability complaints remaining constant even as people continue buying.
Houses in Sydney typically stay on the market for around 25 to 45 days before selling, with well-priced family homes in popular suburbs often selling within 3 weeks, while overpriced listings or properties on busy roads can linger for 60 days or more.
The main reason locals and expats give for feeling house prices are high but justified in Sydney is the combination of limited land supply, strong population growth (650,000+ new residents expected by 2034), excellent quality of life, and the belief that prices will continue rising, making buying now seem preferable to waiting.
Current sentiment on Sydney house prices in early 2026 is more measured than two years ago, when prices were recovering rapidly from 2022 lows and buyers felt more urgency, whereas now the market has reached record highs and buyers are more careful, though the underlying acceptance of high prices remains unchanged.
You'll find our latest property market analysis about Sydney here.
Are prices still rising or cooling in Sydney as of 2026?
As of early 2026, Sydney house prices remain at record highs but the pace of growth has moderated compared to 2024, with prices best described as "high and stable" rather than rapidly rising or cooling, as limited supply continues to support values even as stretched affordability caps gains.
The estimated year-over-year house price change in Sydney is around 4% to 7%, with Domain forecasting prices could reach A$1.92 million by late 2026 and PropTrack projecting 5% to 7% growth, though momentum has slowed from the stronger gains seen in 2023 and 2024.
Experts and locals expect Sydney house prices over the next 6 to 12 months to continue rising modestly in the 3% to 6% range, supported by tight supply and population growth, though potential interest rate movements and affordability constraints mean most forecasters expect a "year of two halves" with stronger growth early in 2026 tapering later.
Finally, please note that we have covered property price trends and forecasts for Sydney here.
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.
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 |
|---|---|---|
| Domain House Price Report | Leading Australian property portal with transparent sales data. | We used Domain as our primary benchmark for Sydney median house prices. We then adjusted forward to early 2026 using more recent indicator series. |
| PropTrack Home Price Index | REA Group's frequently updated, method-based price index. | We used PropTrack to verify late-2025 to early-2026 price direction. We cross-checked quarterly reports against this timeliness indicator. |
| SQM Research | Long-running Australian housing analytics firm with clear methodology. | We used SQM for near-real-time asking prices and bedroom-specific data. We converted asking prices to conservative sale price estimates. |
| Australian Bureau of Statistics | Australia's official statistics agency for housing price metrics. | We used ABS to anchor official price movements and verify trends. We cross-checked private indices against ABS data to avoid bias. |
| Revenue NSW | Official NSW tax authority for duty calculations and rules. | We used Revenue NSW to calculate stamp duty at representative price points. We also referenced surcharge rates for foreign buyers. |
| NSW Valuer General | Official portal for NSW land valuations and property data. | We used this to understand how land values drive Sydney prices. We referenced it when explaining land-heavy suburb premiums. |
| Cotality (CoreLogic) | Major property data provider with transparent index methodology. | We used Cotality to triangulate value indices against median reports. We relied on their methodology to update older medians. |
| Reserve Bank of Australia | Australia's central bank and top-tier economic data source. | We used RBA data to provide context on interest rates and borrowing. We referenced it for understanding market heating and cooling. |
| Sydney Water | The utility itself publishing regulated residential charges. | We used Sydney Water pricing to ground our utility cost estimates. We translated official tariffs into practical annual budgets. |
| Australian Energy Regulator | National regulator setting benchmark electricity pricing in NSW. | We used the AER Default Market Offer as an electricity budget ceiling. We noted that most households pay less on competitive plans. |
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