Property Investment In Sydney – 20 Market Insights

Sydney’s property market has been the central focus of the real estate industry in recent years…

Particularly as it is Australia’s largest property market.

Sydney harbour

But now that the Harbour City market has moved to the next phase with slow growth in some locations, no growth in others and prices falling slightly in certain locations, the media is again full of stories wondering what’s ahead for Sydney property values.

Of course, low interest rates, a construction boom, a strong economy, rapid employment growth and strong population growth at a time of renewed confidence in the State government were just some of the reasons behind Sydney’s rapid and explosive growth in property values over the last  years.

But the market clearly turned, losing steam in mid 2017 and then moving into the next phase of its property cycle.

For investors who haven’t secured real estate in Sydney, it begs the question: “are there still good quality opportunities to invest in Sydney’s suburbs?”

My answer is straightforward…

Sure the extraordinary house price growth Sydney has recorded over the last property boom is clearly now receding, and dwelling prices have fallen in some areas, but this has to be put into context with the spectacular growth Sydney experienced over the previous 5 years.

And just to make things clear…the Sydney property market is experiencing a “soft landing” – there’s no property crash ahead as some property pessimists predict.

There are no forced sales by desperate vendors, instead we’re seeing an orchestrated slowdown created by our regulators who’ve tightened the screws on lending, particularly to investors.

Here are some stats from Corelogic showing the cyclical nature of the Sydney real estate market over the last 20 years…


Sydney Real Estate Values


While Sydney property has experienced the largest decline for many years, it’s not all bad new; dwelling values remain significantly higher than they were five years ago and the recent declines have provided an improvement to housing affordability.

Sydney Key property statistics

Sydney Real Estate Values


You see Sydney is not one property market…

It is divided by geography price points and type of property into many submarkets – this means you can’t count on the general Sydney property market to do the heavy lifting over the next few years, so careful property selection will be critical.

Want to take advantage

For all the talk of a slowdown, Sydney real estate is still chugging along nicely in some regions but overall buyers are being more cautious and and selective – there is a “flight to quality.”

Well located “A Grade” homes and “investment grade” properties are still selling well but secondary properties, which in the past would have been snapped up by eager buyers scared of missing out, are not selling unless vendors drop their prices to meet the market.

These are the properties that are creating the headlines as many potential buyers are sitting on the sidelines waiting to see how things pan out.

So to help give you a better understanding of what’s really going on I’m going to explore the nitty-gritty behind Sydney’s market trends, the areas where long-term growth is still likely, and the impact of shifting demographics on the city’s future performance.

This blog is a little longer than normal, so if you’re looking for a particular element of the Sydney property market, use these links to skip down the page.

Fast Facts about the Sydney Property MarketMelbourne’s Many Markets
What’s special about Sydney?Melbourne’s Many Markets
Which Sydney areas are worth investing in?Melbourne’s Many Markets
What advice do you have for new Sydney property investors?Melbourne’s Many Markets
How can I stay on top of current information?Melbourne’s Many Markets


Fast facts about the Sydney Property Market


1. Sydney Property Market Prices

Let’s start with a reality check…
In July 2015, Sydney broke its own records when the median house price hit $1 million, securing its place as one of the most expensive locations in the world to buy.

But new data from Domain reveals a whopping 78 suburbs now boast a median house price of $2 million or more.

Five years ago the list was limited to just six suburbs.

That’s the cost of living in an international city on the water offering unparalleled lifestyle

Sydney Property Asking prices



2. Sydney’s Property Market Trends

Sydney’s recent unprecedented market boom saw the city experience the highest rate of capital growth of any capital city over the last decade.

And Sydney has had the strongest capital growth over this property cycle.

This is in part due to the strong appetite for Sydney property by investors, who previously accounted for more than half of purchases, but this has clearly slowed down now  due to tightened lending measures on investors under pressure from APRA who was wanting to stop much of the speculative investor activity in Sydney.

And their macro prudential controls did just that!

Housing FinanceAsk I explained earlier…

The Sydney market isn’t about to crash, it’s experiencing a soft landing.

Sure house prices may fall a little further in some locations, but Sydney’s strong economy which is leading to jobs growth which attracts population growth underpins the long term fundamentals of its property market.


And changing demographics is playing a big role in driving shifting market trends.

The big house on a big block is no longer a sure-fire strategy for success, as single-person homes and households without children are increasingly favouring living in medium density inner city and waterfront apartment properties.

Meanwhile, families are trending towards locations that offer effective transport infrastructure, with access to amenities and quality education.

Upgrades to major highways and new rail links may close the gap between suburbs that were previously closed off by poor infrastructure.


Sydney House price Growth

Sydney residential real estate turnover over the past year was the lowest it has been over any of the past nine years due to a significant fall in property sales.

Over the past year, 4.8% of Sydney housing transacted compared to 6.0% a year earlier.

Turnover remains much greater in regional NSW however, it has also fallen over the past 12 months from 7.5% to 6.6%, the lowest it has been since mid-2016.

Housing Sale 3

At the same time auction clearance rates fell, however as at late February the Sydney home auction market started to show early signs of a revival with early-season buyer activity clearly on the rise.

Dr Andrew Wilson of My Housing Market reports that inner city, higher-priced regions have predictably led the charge carrying on their market-leading performances of the past year.

Reporting the auction results for 16th February 2019 Dr Wilson explained that the Inner West was Sydney’s top performing region on Saturday results with a strong clearance rate of 82.0% followed by the Northern Beaches 78.9%, the South 77.3% and the consistently solid Lower North with 76.0%.

Sydney reported a median auction price of $1,224,000 on Saturday February 16th  which was higher than the previous Saturday’s $1,060,000 but 2.1% lower than the $1,250,000 recorded over the same Saturday last year.

Sydney’s home auction market will host increased listings over coming weekends and although numbers still remain well below those recorded the same time last year, recent positive results if maintained will certainly encourage those sellers sitting on the sidelines to get involved.


3. Sydney’s Rental Yield

As usually happens at this stage of the property cycle, rents have been unable to keep pace with Sydney’s rising house prices and as a consequence, overall yields have declined over the past few years as can be seen from the following chart from SQM Research.

Sydney residential property yields


Traditionally in Sydney, vacancy rates have been tight; hovering well below the level of 3% vacancies, which traditionally represents a balanced rental market.

However currently the overall vacancy rate in Sydney has crept up to 3.2%, but this varies in different locations.

At Metropole Property Management our vacancy rate is less than half this rate, in part because our clients have chosen investment grade properties, but we’d like to think it also has a bit to do with our proactive property management policies.

At the same time rents have fallen in many parts of Sydney, but as the graph below shows, things look like they could be on the improve.


Sydney vacancy rate

Asking rents Sydney



4. Sydney’s Average Capital Growth

In 1993, the average house price in Sydney was $188,000.

Today with a current median in excess of $1 million, this represents a five-fold value increase in just over 20 years.


CHange i property prices - last 20 years



Sure the “overall” Sydney property market reached its peak in mid 2017,  however there is still potential for property price growth in the inner and middle ring suburbs which tick all the boxes for strong capital gains in the long term.

You see…Sydney is comprised of dozens of smaller markets, each of which has their own drivers and supply/demand issues.

Overall Sydney is a city in gentrification, with the fingerprints of a younger demographic upping the desirability of the city lifestyle.

While dwelling values have fallen for the more expensive housing  in Sydney, the price of lower valued properties continues to rise.

Sydney property price growth


What’s so special about Sydney?

5. Sydney’s demographics

Sydney is Australia’s most populous city, and is also the most populous city in Oceania.

ABS statistics showed the population of Greater Sydney, which includes the Blue Mountains and Central Coast, reached 5,005,400 at the end June 2016 after adding a million people in just 16 years.

That was an increase of almost 83,000 on the previous year, and the city’s fifth largest annual population increase in absolute terms since 1901 with Sydney absorbing 78 per cent of NSW’s total population increase in 2015-16.

Sydney’s population grew by 1.7 per cent last financial year while the rest of NSW grew by 0.8 per cent giving the State an overall annual population growth of 1.6%

Sydney population growth

It took the harbour city almost 30 years, from 1971 to 2000, to grow from 3 million to 4 million people but only half that time to pile on its next million.

This makes Sydney Australia’s only global city and a key city within the Asia-Pacific region.

Today Greater Sydney’s population is estimated to be 5.57 million people.

Population Growth Rate (year Ended 30 June 2018)


Interestingly around half of its population were born overseas, making Sydney the world’s most multicultural and ethnically diverse city, with over 250 spoken languages.


The median age of Sydney residents was 35 years, and households comprised an average of 2.7 members.

But drilling down deeper, within the CBD, the majority of dwellings are occupied by two adults without children, with the average age of residents reducing to 32.

With distinct areas of trendy, modern districts, Sydney has undergone incredible change since its early days as a settlement city.

Formerly gritty housing zones, originally built for labourers, are being revived and modernised, increasing their allure for those after a modern city lifestyle.

The Rocks is an excellent example of an area going through gentrification, with prime waterfront government housing transitioning to private dwellings.

These types of renewal projects are sure to bring new life – and growth.  sydney property market

Similarly gentrification if changing the face of Sydney’s Inner West.

Looking back European settlement in Sydney began in 1788, and in 1800 Sydney had around 3,000 inhabitants.

It took time for its population to grow – in 1851 its population was only 39,000, compared with 77,000 in Melbourne.

Sydney overtook Melbourne as Australia’s most populous city in the early twentieth century, and reached the million inhabitants milestone around 1925.

The opening of the Sydney Harbour Bridge helped pave the way for further urban development north of Sydney Harbour.

Post-war immigration and a baby boom helped the population reach two million by 1962.

6. Sydney’s layout

One of the largest cities in the world, the metropolitan area has about 650 suburbs that sprawl about 70 km to the west, 40 km to the north, and 60 to the south.

Greater Sydney extends from the coast at the east back to the foothills of the Blue Mountains, with a relatively compact CBD located around ibondi beach sydneyts famous harbour.

South of the harbour are the desirable inner suburbs and densely populated beaches, including Bondi Beach.

North Sydney, connected to the CBD by the Sydney Harbour Bridge and tunnel, is home to a thriving business district and some of Sydney’s most affluent suburbs, including the Upper and Lower North Shores.

According to the Real Estate Institute of New South Wales, the suburbs of Bellevue Hill, Vaucluse, Palm Beach, Dover Heights and Mosman were amongst the best selling Sydney suburbs for property investment in 2014 – not surprising, given they are all waterfront localities within the city’s inner ring.

Plans are underway to build a motorway link to open up access between the pricey eastern suburbs and the western district, which makes up the majority of metropolitan Sydney.

Changes in positioning of major companies to outlying ‘mini-cities’ like Parramatta may see a shift in buyers heading to these cheaper housing areas and employment opportunities.

Developers have anticipated this, but as is often the case, they’ve gone overboard and there is now a significant oversupply of new and off the plan apartments in Parramatta

7. Sydney’s infrastructure

With leading universities, premier shopping districts, iconic landmarks and lively urban flavour, it’s clear why Sydney is considered one of Australia’s most desirable cities to live in.

Built around the world’s largest natural harbour, Sydney offers three efficient modes of transport in, around, and out of the city: road, rail and ferry.Sydney’s infrastructure

Anyone who lives in Sydney knows all too well that driving more than an hour each way to and from work is the norm.

But this is likely to change with light rail playing an important part in the future of transport in Sydney providing quick transportation around the CBD.

Further construction is underway to connect outlying suburbs to existing rail lines, with plans to extend the light rail system to the Eastern suburbs.

Sydney Airport, the busiest in Australia, handles over 35 million passengers a year, is located only 8km from the city and connects directly to 100 destinations around the world.

Proximity to major highways and rail systems can either boost capital growth or hinder it, and all aspects must be taken into account when considering any property purchase.

8. Sydney’s economy

Largely a manufacturing city in its heyday, Sydney has evolved into a metropolis of high-end, knowledge-based jobs in the business and financial services sector, earning itself the title of Asia-Pacific’s economic hub.

Tourism and hospitality are its next leading employment industry.

Last year Sydney created 54,193 new jobs – almost a third of all the new jobs around the country.

State Unemployment Rates


Sydney’s economy has been rising steadily since its change of government in 2011, boosted by high levels of spending on infrastructure; and this in turn is boosting business and consumer confidence.

NSW’s labour force is much stronger than most other states and territories

The NSW trend unemployment rate was recorded at 4.8% in June 2018 which is the same as it was a year ago.

Over the past 12 months, NSW has created 143,912 jobs. Based on the 143,912 jobs created over the past year, total employment has increased by 3.7% and 45.0% of all jobs created nationally last year were in NSW.

Sydney employment growth



job employment australia

Of course jobs creation and rising confidence also leads to population growth, which further fuels the property market.

Inner-city employees earn an average individual wage of $888 per week, compared with $619 for those working in the Greater Sydney area.

Sydney’s eastern and northern suburbs reported an unemployment rate of between 2 and 2.4%, with Parramatta and Blacktown topping 8%.

With the recent boom in property prices, many buyers are finding themselves locked out of the property market, which may signal an increase in long-term rentals.

More than 55% of dwellings in the city are rentals, where occupants – primarily single professionals and couples without children – are willing to pay a premium to live in the heart of the city near to their work and all the action.

9. Sydney’s growth

Since the 1970’s, Sydney and Melbourne have been locked in a head-to-head race for highest population growth, with both cities adding 1.7 million new residents over 40 years.

Overall, Australia’s growth rate is amongst the highest in the world, with the Australian Bureau of Statistics estimating that 66% of residents live in our capital cities.

Population growth in NSW remains strong however, it has started to slow

Over the 12 months to December 2017, the population of NSW increased by 116,823 persons, the lowest it has been since March 2016.

Looking at the components, the 116,823 person population increase was comprised of 43,144 from natural increase, 92,978 persons from net overseas migration and there was a loss of 19,299 persons from net interstate migration.

Annual natural increase was the highest it has been since September 2016, net overseas migration was the lowest it has been September 2016 and the net outflow of residents was the largest it has been since March 2009.

Sydney population growth


The NSW government is planning extensive additions to its transport infrastructure to support future growth, with new motorway extensions providing an uninterrupted connection from Sydney’s south to the north, and major road expansions on the plans to ease city congestions.

Outlying suburbs such as Parramatta and Liverpool are developing into regional cities, and with improved infrastructure in the works, there is likelihood we will see significant population growth in these areas further from the CBD.

10. Sydney’s culture

 Sydney’s cultureSydney is truly a global city, welcoming a broad range of ethnicities from all over the globe.

In fact, nearly half of the people who call Sydney home were born overseas, creating the most dynamic and culturally diverse metropolis in the world.

Each year Sydney celebrates its famous multiculturalism with the month-long Living in Harmony festival, which brings its residents together to celebrate and promote cross-cultural understanding.

Housing in the inner city is attractive to those who love the city life, with tenants looking for properties that include the following features:

  1. Location – above all.
  2. Security.
  3. Storage space.
  4. Amenity including balconies.
  5. With street noise generally a given in city living, smart tenants are looking for added features – like double-glazed windows – to minimise the city sounds.
  6. Cooling – especially over summer
  7. Technology
    1. Healthy mobile phone signals
    2. Great WiFi connectivity.
    3. Multiple power points


Which Sydney areas are worth investing in?

11. Upper North Shore

Statistically one of Sydney’s safest areas, with beautiful parks, large land sizes and an easy train commute to the city, the prestigious suburbs of the Upper North Shore have seen a stable increase in pricing over the years.

Incorporating Pymble, Turramurra, Wahroonga, Warrawee, Killara, Lindfield and Roseville, the Upper North sees a ‘generational’ cycle, with wealthy families moving in to gain access to esteemed private education and excellent public schools. The family moves on once children are out of school, thus allowing the next generations of young families to begin the cycle again.

This trend has maintained steady supply and demand, making the Upper North Shore area one to consider for stable growth, particularly as it sits in the middle ring of the CBD.

In August 2015, the Upper North topped the auction leaderboard with a median dwelling price of $1.4 million.

12. Lower North Shore

Located just over the Sydney Harbour Bridge and featuring a boon of waterfront properties overlooking the Sydney Harbour, Middle Harbour and Lane Cove River, the Lower North Shore is considered one of Sydney’s most desirable places to live.

australia's leading buyers agent

While the Upper North Shore attracts families due to the larger land lots and houses, the Lower North has a higher population density with a greater proportion of apartments and units, making it appealing to young professionals who work in the CBD.

The Lower North Shore consists of the suburbs of Mosman, Castle Cove, Cremorne, Neutral Bay, Kirribilli, Milsons Point, McMahons Point, Wollstonecraft, Greenwich, Longueville, Riverview, Linley Point, Lane Cove West, and Chatswood.

According to Domain Group data, the median auction price for a dwelling in the Lower North in August 2015 was $1.3 million, coming in third place behind the Upper North Shore and Northern Beaches.

13. City and East

Recently positioning itself at 6th on Sydney’s best-performing auction rankings, with a median dwelling value of just over $1 million, the suburbs in East Sydney and the city centre are home to Australia’s highest property earners, including Edgecliff, Rushcutters Bay, Darling Point and Point Piper. Urban Building

Densely populated and with land at a premium, most properties are small terraced housing or units/apartments, with a higher proportion of renters in the Eastern suburbs than elsewhere in the city.

Suburbs in the city’s inner ring such as Darlington, Chippendale and Darlinghurst have shown interesting changes in their demographic make-up recently, revealing a very high proportion of young, single residents who have populated the area for the social scene and city lifestyle.

Eastern Sydney is also highly desirable, as the home of the famous beachside suburbs of Bondi, Tamarama and Coogee.

While there is no train access to these coastal neighbourhoods, there are strong bus networks.

14. Inner West

There is no end of demand from home buyers and investors who want to live in Sydney’s gentrifying inner Western suburbs.

In suburbs like Annandale, Croydon Park, Dulwich Hill, Enmore, Lewisham, Lilyfield, Marrkickville, and Newtown.

The suburbs within the region are characterised by medium to high-density housing and while they’ve been subject to gentrification, this process will continue for decades as the older workers and migrants make room for upwardly mobile high income earners.

What advice do you have for new Sydney investors?

15. Look for Sydney’s best properties in the inner and middle ring suburbs

A review by the Australian Housing and Urban Research Institute has found that suburbs located within 5 to 15 km of the CBD consistently see a level of capital growth that outperforms suburbs.

These inner and middle ring suburbs continue to see long-term increases in value because: harbour-bridge-343310_1920

Gentrification has changed the look and stigma of ‘ugly duckling’ areas into increasingly attractive places to live.

Sometimes, changes to an area, such as improved road and rail access or a change in demographic, can spur on the gentrification process in a neighbourhood, transforming it into an area that enjoys a steady increase in desirability.

While a rising tide lifts all ships and house prices have risen throughout Sydney, in general the outer and western suburbs have not had the same level of capital growth as Sydney’s inner and middle ring suburbs.

16. Be mindful of a potential Sydney property oversupply

We’ve seen an oversupply of newly built apartments happen Sydney after the building boom of the late 1990’s leading up to the Olympic Games and if we connect all the dots, the signs are there on the page again.

There’s a tsunami of new apartments about to hit Sydney’s property market.

Developers are presently cashing in on Sydney’s enthusiastic market, with major housing developments on the plans or in construction.

Be mindful of a Sydney property oversupply

I’m little concerned about the oversupply of properties that is looming in certain locations of Sydney.

Interestingly only last week I spoke with a very, very unhappy investor who’d bought an off the plan apartment in Paramatta and on completion the valuation came in at $400,000 below his purchase cost.

This is one of the reasons most banks have blacklisted a number of Sydney suburbs.

In general these suburbs had similar characteristics – a large number of new high-density developments.

A case in point is Green Square where nearly 10,000 apartments will be built in one of Sydney’s newest suburbs in the next four years to satisfy investor demand, which has already sent property prices in the city to the highest ever.

It will also add to the record 213,000 new home starts across the country amid slowing population and economic growth.

Green Square, about 3.5 kilometres south of the Sydney business district, is on course to be the densest suburb in the country.

 I’d be very very careful and avoid buying:
  • off the plan properties
  • new properties in the large developments
  • established properties close to those locations where an oversupply new projects is looming.

There were a very high number of dwellings were under construction across NSW at the end of March 2018

According to the ABS there were 87,266 dwellings under construction across NSW at the end of March 2018, which was only slightly lower than the historic high of 89,162 dwellings over the previous quarter.

The 87,266 is split between: 20,041 new houses, 66,054 new units and 1,171 non-new dwellings.
The number of new houses under construction increased to its highest volume since September 1989 over the quarter while the number of new units under construction fell however, it was the third highest figure on record.

dwelling construction Sydney


17. Consider making the most of investing in Sydney properties

Sydney properties have exhibited strong capital growth over the long term and are likely to do so in the future.  Negative Gearing

But with their current low yields comes the challenge of negative gearing.

While this understandably concerns many first-time investors, I see it as a cost of doing business.

Here’s a quick explanation of negative gearing:

A property is negatively geared when the costs of owning it – interest on the loan, bank charges, maintenance, repairs and depreciation – exceed the income it produces.

Since the costs of producing an income are generally deductible against the taxpayer’s other income, property investors can effectively offset some of the interest expense against their wages.

This has made some argue that other, less fortunate, taxpayers help these property investors meet their costs.

Why would you buy a property that makes a loss?

Generally it’s because property investors hope that their income losses will be more than offset by their capital gains when they eventually refinance or sell their property.Sydney property market

And in Australia capital gain is not taxed unless you sell your property, and then it is concessionally taxed; again evoking the argument that it favours wealthy landlords.

The truth is that negative gearing is more favourable for taxpayers who earn high incomes.

Imagine an investor had excess interest expenses of $10,000.

If they were on a marginal tax rate of 15 cents in the dollar they could use their loss and reduce their tax by $1,500.

But to a taxpayer in a higher tax bracket, one who pays 30 cents in the dollar tax, they could reduce their tax by $3,000.

So the benefits of negative gearing are greater the more you earn and the higher your tax rate.

While negative gearing has its critics, in my mind property investment is about capital growth of your assets rather than cash flow.

Cash flow will keep you in the game, but capital growth will get you out of the rat race.

In the long term well located properties in the inner and middle ring suburbs of Sydney will continue to be highly sought after and keep increasing in value creating wealth for their owners, be they home owenrs of real estate investor.

18. How I choose a strong investment property in Sydney.

If I accept that in the short term I’ll be negatively geared, then I must ensure I buy an investment grade property that will outperform the market averages with regards to capital growth and to do this I use my 6 Stranded Strategic Approach.  

  1. I would only buy a property that would appeal to a wide range of owner occupiers. Not that I plan to sell my property, but because owner occupiers will buy similar properties pushing up local real estate values. This will be particularly important in the next few years as the percentage of investors in the market is likely to diminish. SydneyTerraces
  2. I would buy a property below its intrinsic valuethat’s why I avoid new and off the plan properties which come at a premium price.
  3. In an area that has a long history of strong capital growth and that will continue to outperform the averages because of the demographics in the area. This will be an area where more owner occupiers will want to live because of lifestyle choices and one where the locals will be prepared to, and can afford to, pay a premium price to live because they have higher disposable incomes. In general these are the more affluent inner and middle ring suburbs of our big capital cities
  4. I would buy a property with a high land to asset ratio.
  5. I would look for a property with a twist  – something unique, or special, different or scarce about the property, and finally
  6. I would buy a property where I can manufacture capital growth through refurbishment, renovations or redevelopment rather than waiting for the market to deliver me capital growth.

How can I stay on top of current information?

19. Get news, updates and advice by email house-computer-search

The easiest way to stay current with all the changes happening in our real estate markets is to receive the latest news to your inbox.

Currently over 115,000 Australians subscribe to my weekly newsletter, which delivers in-depth analysis, articles and commentary by a team of expert writers with a varied knowledge base in real estate, investment and finances – all essentials for successful property investing.

But if you have a voracious appetite, I recomend you subscribe to my daily market commentaries by clicking here.

Every day at least 8 commentaries, blogs and articles are published featuring leading experts in field of property investment, property investment finance, tax, economics aand personal finance.

It’s a great way to keep up to day – subscribe now by clicking here.

And why not subscribe to the Michael Yardney Podcast  where you’ll learn something new about property, success and money in around 20 minutes each week.

20. Take advantage of independent, unbiased investment advice

If you’re looking for independent advice, no one can help you quite like the independent property investment strategists at Metropole

Want to take advantage

Remember the multi award winning team of property investment strategists at Metropole have no properties to sell, so their advice is unbiased.

Once again, the team at Metropole have been voted Australia’s leading property advisors at the Investors Choice Awards.

Whether you are a beginner or a seasoned property investor, we would love to help you formulate an investment strategy or do a review of your existing portfolio, and help you take your property investment to the next level.

Please click here to organise a time for a chat. Or call us on 1300 20 30 30.

Our experts have their finger on the pulse of the property market, and are specialists in their fields.

Contact us for a complimentary, obligation-free session with one of our property strategist’s today.


Subscribe & don’t miss a single episode of Michael Yardney’s podcast

Hear Michael & a select panel of guest experts discuss property investment, success & money related topics. Subscribe now, whether you're on an Apple or Android handset.

Need help listening to Michael Yardney’s podcast from your phone or tablet?

We have created easy to follow instructions for you whether you're on iPhone / iPad or an Android device.


Prefer to subscribe via email?

Join Michael Yardney's inner circle of daily subscribers and get into the head of Australia's best property investment advisor and a wide team of leading property researchers and commentators.

Michael Yardney


Michael is a director of Metropole Property Strategists who help their clients grow, protect and pass on their wealth through independent, unbiased property advice and advocacy. He's once again been voted Australia's leading property investment adviser and his opinions are regularly featured in the media. Visit

'Property Investment In Sydney – 20 Market Insights' have 18 comments


    March 1, 2019 Abraham

    Great article Michael. I’m a relatively new property investor, and starting my journey in this strange state of the market.

    What would you recommend is a better investment (from both capital growth and yields perspective) in the current property cycle – a 2br older style brick unit in the Inner West (e.g. Dulwich Hill, Summer Hill) or a 1 br unit in inner East (e.g. Surry Hills, Darlinghurs, Paddington, Rushcutters Bay, Randwick, Coogee, Maroubra etc). They tend to be in similar price range.

    If you had to pick 1 property type/area in the 650-700k price range in Sydney, what/where would that be?



      Michael Yardney

      March 1, 2019 Michael Yardney

      Abraham – you’ll find I never give those type of recommendations here because it is really such an important decision and while our team is buying similar properties to those you describe, we have found that currently less than 5% of properties on the market are what we would call investment-grade. You really can’t afford to get it wrong!
      While you can do your research and get information on the Internet, what you can’t do is get experience or perspective and that’s what we can help you with. Why don’t you contact us at Metropole in Sydney and allow us to help advise you. Wouldn’t it be nice to have a crystal clear understanding of what to do? You can try and do it on your own, but why would you even do that Click here and leave your details and we will be in contact



    February 22, 2019 Luke

    Great summary Michael!
    Your consistent advice on not buying off the plan high rise units has once again been proven spot on in the face of the Opal Tower debacle in Sydney. If you’re ever looking for a case study in future books this is a perfect one. I feel sorry for the people who have large sums of money tied up in this complex probably never to see a return on their money.
    I’ve applied your advice to acquire 3 investment properties in older style low rise blocks in the inner west over the course of this property cycle. I am looking forward to the next boom where these properties are primed for solid growth. All the while retaining their negative gearing benefits in the face of future changes proposed by Labor.



    January 19, 2019 Jack Barlow

    Hi Michael,

    Thanks for sharing your article. Like most others, It was thoroughly helpful in its insights on buying, particularly for a first-time buyer like myself.
    I’ve recently gotten pre-approval for a mortgage as a single buyer. I was wondering what your thoughts were on buying in the City in a large block of flats. I’m looking for a 2-bed but I just wonder whether the price would just move sideways, maintaining its price but not growing due to its location. Do you think I would be wiser to buy in the suburbs where price growth might be easier to achieve. My research has led me to Maroubra as being a potentially good investment.
    Thanks for your time and insights once again.


      Michael Yardney

      January 20, 2019 Michael Yardney

      Jack – congratulations on taking the step into property investment.
      Steer clear of the CBD – you’ll get little or no growth for quite some time.
      Where you buy and what you buy will depend a lot on your budget and your strategy – please read this blog to better understand what makes an investment grade property
      And why try and do it on your own – why not get my team at Metropole in Sydney to guide you and help formulate a strategic property plan for you.
      Why not leave your details here and have an obligation free chat with them



    November 6, 2018 Tania

    Hi Michael. Great article – very informative. In the current market, what is a good rental return for houses and units in Sydney? Would you steer clear of company title small block of units near train station, even though rental return looks good (but long term sale not as good). Would you recommend waiting a bit, as market in Sydney will probably drop a bit further – we are not selling, buy looking at buying second investment.


      Michael Yardney

      November 6, 2018 Michael Yardney

      Tania – please steer clear of company title – the banks don’t like them and don’t lend as much against them, meaning there is a smaller secondary market – always cheaper as they’re hard to sell.
      If you read my blogs you’ll learn that you don’t buy Sydney property for rental return – even thought he cash flow is important to pay the mortgage.
      What is you budget ? Is this an investment or your own home? that will make a difference to some of my answers



    April 7, 2018 David

    Hi Michael.
    Great information and lots to absorb.
    I’m looking to slowly retire to Australia and am looking for great water views, or water front with a jetty for boat access.
    I dont need schools, railways or easy access to Sydney but don’t want to buy in a property graveyard either?

    It’s a life style driven investment so nice cafe culture, beaches, sailing etc.

    I’m looking for the magic, far enough out of Sydney to avoid crazy prices but in the zone that an aging population will be drawn to, so demand stays hot over the next 20 years.

    I’ve looked at Newport and Elvina Bay Area area but wondered if this is safer than looking for more firepower towards Umina and Gosford on the north of the hawks bury river ?

    All the best



      Michael Yardney

      April 7, 2018 Michael Yardney

      David -all nice areas for your criteria – a lot depends on your budget – the Central Coast hs a lot going for it



    June 20, 2016 Andrew

    Hi Michael,
    Another insightful article, thank you.

    Just wanted to add some news articles related to point #9. – Liverpool’s biggest residential development at the old Liverpool Paper Mill. Over 1000 apartments in the hub of Western Sydney.

    Not far down the road is going to be the new 7000 student University of Wollongong campus in Liverpool –

    According to you, would developments of this size have a tangible effect on the Western Sydney market?


      Michael Yardney

      June 20, 2016 Michael Yardney

      Andrew – this type of oversupply will only make smatters worse for western Sydney – steer clear



    October 29, 2015 Prashant Jain

    What a comprehensive coverage of Sydney. Great work Micheal. Very very informative and useful.
    I have been a follower of your newsletter for quite some years. This article certainly stands out. Congratulations.



    October 28, 2015 Lynton

    Hi Michael another great article!
    The five stranded approach could also perhaps include the most important driver of capital growth over the cycle- a location with demand far exceeding supply. What is often left out is that growth boils down to the micro supply and demand data analysis at a suburb level, or stock on market (supply) versus the historical number of sales (demand). Categorically knowing the statistical ratio to supply/demand at the micro level at a point in time could determine the answers to the why?, when? and where you buy? – then comes the equally important what?
    It begs the question, are long term purchasers & investors buying at a new record price in Sydney and Melbourne over paying?
    Ultimately demand cannot exceed supply by “too much”. If it did, we’d have a concept called, “too much capital growth” or “too much profit (or equity)”.
    Older housing in established well located areas is elastic in its pricing despite low wage and GDP growth because equity has been rising, its an emotive decision (for non-investors), retirees and o/s investors don’t need finance, people are ahead on their repayments, and we are not making any more of it (scarcity) so its attractive to investors and owners alike.
    Ultimately to outperform the market the smart buyers that know how to select investment grade assets (the 5 strands) are confident of long term rising prices because they have also cannily bought primarily where demand exceeds supply – no easy thing!


      Michael Yardney

      October 28, 2015 Michael Yardney

      You’re correct – we avoid areas that don’t have the correct supply and demand ratio



    October 28, 2015 Bruce

    Hi Michael,
    What an excellent report! One of the most comprehensive free publications I’ve seen!
    Are you intending to publish a similar report for other capital cities particularly Melbourne.
    Would love to see the latest stats & insights into where the Melbourne property market is going for both house & apartments within the 10-15km radius of the CBD



      Michael Yardney

      October 28, 2015 Michael Yardney

      Thanks for the kind words Bruce – I’ve already published one for the Melbourne market here Brisbane will be next


Would you like to share your thoughts?

Your email address will not be published.