Eastern Suburbs Property Market – August 2025
When people talk about the most coveted real estate in Sydney, the Eastern Suburbs almost always top the list. From Bondi’s golden sands to leafy Paddington terraces, this part of the city combines lifestyle, prestige, and solid long-term capital growth. But with demand consistently outstripping supply, buying in the Eastern Suburbs can be a daunting process—especially if you’re navigating it without expert guidance.
In this update, we’ll dive into what’s happening in the Eastern Suburbs property market right now, the suburbs to watch, what to look out for as a buyer, and how a buyer’s agent can help you make smarter, more confident decisions in such a competitive environment.
Eastern Suburbs Market Snapshot
Median house prices: Many suburbs remain well above $3 million, with entry-level freestanding homes in Bondi, Clovelly, and Randwick exceeding $2.5 million.
Apartments: Units in Coogee, Bondi, and Maroubra continue to be sought after, with strong demand from both first-home buyers and investors.
Rental market: Vacancy rates remain below 1%, driving strong yields, especially in beach-side suburbs where lifestyle demand is high.
Buyer demand: Premium family homes in suburbs like Bellevue Hill, Double Bay, and Vaucluse are seeing multiple bidders and record prices.
Overall, the Eastern Suburbs market remains resilient and competitive, with limited supply pushing prices higher despite broader economic pressures.
Suburbs to Watch
Bondi
The iconic suburb continues to see red-hot demand. Renovated apartments near the beach are selling within days, and family homes are fetching eye-watering prices. Be wary of paying a “lifestyle premium” without carefully analysing long-term growth potential.
Randwick
With its mix of heritage homes, proximity to the hospital precinct, and strong rental demand from students at UNSW and health care workers at the four hospitals (Sydney Children’s Hospital, Royal Hospital for Women, Prince of Wales Public, Prince of Wales Private), Randwick is a reliable market for both homeowners and investors.
Maroubra
Often overlooked in favour of Bondi or Coogee, Maroubra offers slightly more affordability while still being a beachside location. Expect growing interest here as buyers are priced out of neighbouring suburbs.
Paddington
Charming terraces and a vibrant café culture continue to attract young professionals and downsizers. However, heritage restrictions can make renovations complex—buyers need to know what they’re getting into before signing.
Challenges for Buyers in the Eastern Suburbs
Competition: Many homes are selling before hitting the open market, leaving casual buyers frustrated.
Overpaying: The “fear of missing out” (FOMO) often drives emotional decisions, leading buyers to stretch well beyond value.
Hidden issues: From heritage restrictions in Paddington to coastal corrosion risks in beachside suburbs and mould in some of the older homes, it’s easy to overlook expensive pitfalls.
Lack of transparency: Selling agents work for the vendor, not the buyer. Their job is to maximise price—not to help you save money and choose the best possible home for your needs.
How a Buyer’s Agent Levels the Playing Field
Navigating the Eastern Suburbs without a buyer’s agent is a little like stepping into court with the other side’s lawyer representing you. The selling agent is legally bound to act in the best interests of the vendor, not you.
Here’s how a buyer’s agent changes the game:
Access to off-market opportunities: Many premium properties never hit the open market. A buyer’s agent’s network ensures you’re not missing out.
Objective advice: We take the emotion out of the process, focusing on long-term value, not just lifestyle appeal.
Negotiation expertise: From auction bidding to private treaty negotiation, a buyer’s agent ensures you don’t overpay.
Due diligence: We highlight risks such as heritage overlays, strata issues, or development plans that could impact value.
Tips for Buyers in the Eastern Suburbs
Get finance ready early – Homes here often sell quickly, and hesitation can cost you.
Understand true value – Just because a home is near Bondi Beach doesn’t mean it’s a good investment.
Be prepared for auctions – Many properties go under the hammer. If you’re not confident bidding, engage a professional.
Think long-term – The Eastern Suburbs are a premium market, but focus on properties with strong fundamentals (transport, schools, lifestyle).
Final Thoughts
The Eastern Suburbs remain one of Sydney’s most competitive and desirable markets. For buyers, it’s easy to feel overwhelmed, outbid, or uncertain about whether you’re making the right decision.
That’s where a buyer’s agent comes in—working solely for you, levelling the playing field against selling agents, and ensuring your purchase is smart, strategic, and stress-free.
👉 Thinking about buying in the Eastern Suburbs? Let us help you find and secure the right property—without overpaying or missing hidden opportunities.