Rose Bay
Investment Score
78
/100
AI Intelligence Summary
Rose Bay is one of Sydney's most prestigious harbourside suburbs, located in the affluent Eastern Suburbs approximately 7km from the CBD. This established suburb is renowned for its stunning harbour views, luxury properties, and sophisticated lifestyle offerings. The area features a mix of grand heritage homes, modern luxury apartments, and exclusive waterfront estates that consistently command premium prices. Rose Bay attracts wealthy professionals, established families, and international buyers seeking prestige and harbour access. The suburb boasts excellent amenities including Rose Bay Marina, high-end dining along New South Head Road, quality schools like Kambala, and beautiful parklands with harbour foreshore access. Transport connectivity is strong with ferry services to Circular Quay and multiple bus routes. The community has a significant Jewish population with associated cultural institutions, contributing to the suburb's diverse character. Property supply remains limited due to heritage restrictions and the established nature of the area, supporting strong capital growth prospects despite premium entry prices.
Strengths
- •Premium harbourside location with stunning water views
- •Consistently strong property capital growth and market resilience
- •Excellent transport connectivity via ferry, bus and proximity to CBD
- •High-quality schools including prestigious private institutions
Opportunities
- •Continued international buyer interest in prestige harbourside property
- •Potential for luxury apartment developments with harbour views
- •Growing demand for downsizer-friendly properties
- •Enhancement of cycling infrastructure and walkability
Considerations
- •Extremely high property prices limiting affordability
- •Heritage restrictions constraining development opportunities
- •Traffic congestion on New South Head Road
- •Limited rental yields due to premium purchase prices
Property Market
$4.85M
+8.5% 1yr
$2.10M
+9.2% 1yr
$3.20M
$2,650/wk
$1,300/wk
42
1.8%
78.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +18.2% | +32.8% |
| Unit | +9.2% | +16.8% | +28.5% |
Rental Yields
House Yield
2.8%
Unit Yield
3.2%
Townhouse Yield
3.0%
Investment Scorecard
Demand/Supply Ratio: 1.80
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Rose Bay at median house price
+8% surcharge
$2650/wk
Negatively geared
Reduces taxable income
~$2,764/week
Based on 6.6% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$267,350
After-tax yield
1.71%
Weekly holding cost
$2764/wk
10yr CGT (est.)
$782,718
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
12,500
42
$185K
per annum
58.0%
52.0%
48.0%
3.2%
42.0%
Dwelling Mix
Lifestyle & Community
28
6
1
7.0 km
Nearest Station: Edgecliff Station
Luxury harbourside living with marina access, high-end dining, quality schools, and beautiful parklands offering an active outdoor lifestyle combined with urban sophistication.
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Data sourced from multiple sources. Last updated 25 March 2026.