Woollahra Municipal Council
New South Wales
Good to Know
Woollahra Municipal Council is a high-value house market in the Woollahra Municipal Council area, currently positioned as a long-hold capital growth submarket. Situated in Sydney's eastern suburbs close to the CBD, it is home to roughly 53,496 adults across 18,521 dwellings, with a vacancy rate of 3.21%.
According to HtAG Analytics, Woollahra Municipal Council is exhibiting mixed supply–demand behaviour. Stock on Market sits at 0.25% and Inventory at 2.83 months — near the ~3-month balanced-market threshold — driving +0.5% YoY price growth and +4.0% YoY rent growth.
What the market data is signalling
House prices in Woollahra Municipal Council are effectively flat over the last 12 months (+0.5%) while rents have risen faster (+4.0%). That divergence, combined with a low indicative gross yield of 2.41% (below the 3% benchmark), shows a market where capital value is the dominant return pathway and rental income is improving but still modest versus purchase cost.
Supply metrics are mixed: the Stock on Market is just 0.25% (opportune for sellers) but Inventory sits at a neutral 2.83 months. For a snapshot of how this balance plays across many areas, see the Markets in the Moment (MiM™) heatmap.
Who lives in Woollahra Municipal Council — and why it matters for investors
Woollahra Municipal Council records an IRSAD decile of 10, indicating very high relative socio-economic advantage. That profile supports price resilience and long-term capital preservation, but also contributes to an affordability index of 94 years, meaning owner-occupier entry is stretched and the market skews to higher-net-wealth buyers.
Demographics show a neutral renter/owner ratio of 37% and an unfavourable units/houses ratio of 73%; for house investors this means the wider dwelling mix is dominated by units, reducing rental market depth for houses compared with areas where houses are the majority. For more on how socioeconomic position changes long-run outcomes, see the IRSAD Crossover study.
Why Woollahra Municipal Council is a screening layer, not a final answer
Council-level averages blend many submarkets. Woollahra Municipal Council's typical house price of $4,130,040, low Stock on Market (0.25%), neutral Inventory (2.83 months) and fast days on market of 29 describe LGA-level conditions, but pockets inside the LGA can perform very differently. Investors should treat LGA figures as a screening layer and make decisions on suburb- and property-level metrics.
For more on why council averages can mask local opportunity, see our LGA vs Suburb research.
What's behind the RCS™ score of 36
HtAG's RCS™ bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single composite. A score of 36 signals constrained overall suitability across common investor mandates: high prices and low yields limit cashflow, while other factors shape risk and growth expectations.
Understanding the component scores matters for matching strategy; read more on how the RCS™ is built. To explore the full dataset in the analyst tool, open Woollahra Municipal Council in HtAG Copilot.
Forward signals to watch
The vacancy rate — currently 3.21%: sustained vacancies at or above ~3% can soften rent growth and give tenants more choice over 12–24 months, but short-term rental rises (as seen here) may stabilise vacancies.
The building approvals ratio — currently 1.03%: a neutral approvals reading implies a meaningful, but not excessive, pipeline of new supply; if approvals accelerate materially it will increase competition for renters and buyers over a multi-year horizon.
The wider Sydney cycle phase: a city‑wide shift into either stronger growth or decline will amplify local moves in Woollahra Municipal Council — in a high-price, low-yield LGA, cycle shifts typically swing capital values more than yields.
Does this area meet your investment goals?
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RCS Breakdown
Woollahra Municipal Council's RCS™ headline is an overall signal — but it doesn't tell you why. The three sub-scores below reveal whether that score is earned through risk minimisation, capital growth, or cashflow — and which portfolio brief it fits.
starter
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Critical to know
Market Trends
Woollahra Municipal Council's headline values — $4,130K to buy and $1,911PW to rent, a 2.4% gross yield. Over the past decade, prices have moved 10.93% and rents 29.28% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$4,130K is today. The 10-year trajectory reveals whether that's the top of a run, the start of a new leg, or somewhere mid-cycle. Sign up to unlock the entire trend line.
$1,911PW today, with rent growth at (+4.03% YoY) compared to price growth (+0.47%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Woollahra Municipal Council in its cycle - and is the 2.4% yield holding?
Cycle phase tells you whether you're buying near the bottom (room to run) or top (compression ahead). Yield trajectory tells you whether cashflow is durable or being eroded — the single most important question for a long-hold thesis.
Cycle Phase
Cycle Position
Yield Trajectory
Rent vs Price Spread
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Area Risks
Property data alone won't flag the structural risks that can erode a long-hold position. Bushfire overlays, flood-zone exposure, and economic concentration sit outside the price feed but determine whether your capital is insurable, defensible, and structurally protected. Unlock to see.
Are there hidden structural risks shaping Woollahra Municipal Council's long-hold story?
Beyond the headline price, Woollahra Municipal Council carries risk signals a median can't show — hazard exposure from bushfire and flood overlays, and how narrowly local employment leans on a handful of sectors (the concentration the EDI score quantifies). Together these separate insurable, defensible long-holds from those carrying tail-risk that never surfaces in the headline number.
MADI Risk
EDI Risk
Bushfire
Flood
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Critical to know
Supply & Demand
Woollahra Municipal Council's headline numbers show where the market is today. The two cards below answer where it's heading. Direction is what separates a buy from a wait.
Is housing supply tightening or building up?
Stock on Market is one number — the trend is what matters. SoM, inventory, building approvals and hold period together reveal whether the market is starving for stock (price pressure up) or quietly building a pipeline (pressure down).
Stock on Market
Inventory
Building Approvals
Hold Period
Is buyer and renter demand heating up or cooling off?
Vacancy is one signal — the real question is whether demand is still building or quietly peaking. Days on market, vacancy, search index and clearance rate are the four pulse-points — when they diverge, they signal a turning point.
Days on Market
Vacancy Rate
Search Index
Clearance Rate
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Critical to know
Fundamentals
Woollahra Municipal Council can look solid on the surface — but the three layers below separate markets that genuinely hold value from ones that only look like they do.
Is Woollahra Municipal Council genuinely stable - or just expensive?
IRSAD hints at affluence, but socio-economic strength alone doesn't guarantee resilience. Combined with the renter-to-owner balance and unit-to-house ratio, you get the three signals that separate a tightly-held submarket from one carrying hidden volatility.
IRSAD
Renter to Owner
Units to Houses
Where do Woollahra Municipal Council prices go over the next 12 months?
Today's headline price is just a snapshot. Projected ROI and the volatility index tell you whether to commit capital now, wait for a softer entry, or rotate into a steadie submarket.
Projected Annual ROI
Volatility Index
Can you actually buy into Woollahra Municipal Council - and exit cleanly?
Tightly-held areas reward long-hold investors but punish anyone who needs liquidity. Annual sales and rental volume reveal whether your capital can reposition — or sits structurally locked in.
Annual Sales Volume
Annual Rental Volume
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Important to know
Education & Infrastructure
Woollahra Municipal Council looks tightly-held and stable on the surface — but the three layers below separate areas that genuinely hold value from ones that only look like they do.
Does Woollahra Municipal Council's school catchment + infrastructure pipeline justify the price?
School ranks anchor family demand and tenant quality. The active infrastructure pipeline shifts a suburb's price ceiling over the next 5–10 years. Together they tell you whether Woollahra Municipal Council has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
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Full HtAG Intelligence
Woollahra Municipal Council shows potential. The platform tells you whether it's the best fit for your portfolio.
Price and yield are only the surface. HtAG reads the forces underneath — supply tightening or loosening, demand heating or cooling, and the risks that move slowly but decide long-term growth. Together they show whether Woollahra Municipal Council has the structural support for its next leg — or whether the numbers are running ahead of the fundamentals.
Are you a real estate professional with an extensive knowledge of the Woollahra Municipal Council property market? Our members would love to hear from you! What is the market outlook for Woollahra LGA from your point of view? Share your insights in a comment below.
Hi Terry,
Could you please help with some numbers? the cap growth for double bay showing only 0.53% in 2021 YoY. But in the CoreLogic suburb profile, the growth shows more than 20%.
I am a bit confused, and could you help me to understand why there is a huge difference between HtAG and CoreLogic?
I am new to HtAG, so I am not yet familiar with the formula behind those numbers.
Hi Shuai.
In contrast to Corelogic, HtAG calculates suburb prices using a data fit procedure which is a lot more precise than the median price formula. You can find out more about Typical Price here https://www.htag.com.au/is-median-price-a-reliable-metric-for-property-investors/
In short, median price tends to fluctuate QoQ and YoY in suburbs with low sales volume (such as Double Bay) due to data sparsity. Typical price is a more reliable representation of the typical value of properties in this market.
Hi Terry,
Thanks for your quick reply and the article has answered my questions!
much appreciated!