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8/402 Sydney Road

Brunswick 3056 · Apartment · 2 bed · 1 bath · 1 car · built 2016

Estimated value
$620,000
Valuation range
$583,000 – $657,000
Estimated rent
$405/wk
Gross yield
3.4%

Estimate confidence: Moderate. Modelled from suburb medians and recorded transactions — not a valuation or financial advice.

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Transaction history

DateEventMethodAmount
1 December 2022SoldAuction$530,000
1 June 2025LeasedAPU derived record$381/wk

Market context

Signals for Brunswick

Demand

Soft▼ falling

Confidence: Moderate

Selling times are 4.8% above the five-year norm. Latest reading 38.0 against a five-year average of 36.3.

Latest
38
12 months ago
40.13
5-year average
36.26
5-year range
26.7 – 42.8

Price Momentum

Neutral▲ rising

Confidence: Low

Annual price growth is in line with the five-year average. Latest reading 2.1 against a five-year average of 2.1.

Latest
2.08
12 months ago
2.14
5-year average
2.1
5-year range
1.5 – 2.7

Rental Conditions

Weak— flat

Confidence: High

Vacancy is running 20.3% above the historical average. Latest reading 1.9 against a five-year average of 1.6.

Latest
1.9
12 months ago
1.6
5-year average
1.58
5-year range
1.1 – 2.0

Rental Pressure

Neutral▼ falling

Confidence: Low

Rental growth is 3.8% above the five-year average. Latest reading 6.2 against a five-year average of 6.0.

Latest
6.22
12 months ago
5.84
5-year average
5.99
5-year range
5.4 – 6.7

Affordability

Firm▼ falling

Confidence: Moderate

The price-to-rent multiple sits 9.1% below its five-year average. Latest reading 29.3 against a five-year average of 32.3.

Latest
29.34
12 months ago
30.53
5-year average
32.28
5-year range
29.3 – 35.4

Supply

Soft▼ falling

Confidence: Moderate

Advertised stock is 4.8% above the five-year average. Latest reading 213.8 against a five-year average of 204.0.

Latest
213.84
12 months ago
231.46
5-year average
204.04
5-year range
151.0 – 241.0

Comparable properties

AddressTypeBedsEstimateYield
14 Lygon StreetHouse3$1,156,0003.4%

Local development activity

  1. Transport

    Suburban Rail Loop East

    Under construction · 2035

    Reshapes access between middle-ring employment centres and lifts development capacity around six new stations.

    Tunnelling underway between Cheltenham and Box Hill; precinct structure planning continues alongside.

  2. Planning reform

    Brunswick activity centre uplift

    In progress · 2026-2029 · 1.2 km

    Additional apartment capacity along Sydney Road affects medium-term unit supply.

    Approvals volume is the leading indicator of pipeline risk.

  3. Transport

    Metro Tunnel precinct uplift

    Operating · Now

    New CBD-fringe stations are already redirecting rental demand and apartment supply.

    Station catchments at Parkville, Anzac and Arden are the focus of rezoning activity.

  4. Transport

    Upfield corridor upgrades

    Announced · 2029 · 0.8 km

    Improved frequency supports rental demand from renters priced out of the inner north.

    Timing has slipped previously; treat as medium confidence.

  5. Planning reform

    Activity centre rezoning program

    Announced · 2026-2028

    Higher permitted densities across dozens of centres change the medium-term apartment pipeline.

    Watch approval volumes in nominated centres for early supply signals.

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