Randwick City Council
New South Wales
Good to Know
Randwick City Council is a high-value, tightly-held house market in the Randwick City Council area, currently positioned as a long-hold capital growth submarket. The LGA is home to roughly 134,252 adults across 69,203 dwellings, with a vacancy rate of 2.17%.
According to HtAG Analytics, Randwick City Council is exhibiting tightening supply and resilient rental demand. Stock on Market sits at 0.16% and Inventory at 2.03 months — both below the ~3-month balanced-market threshold — driving +0.8% YoY price growth and +3.7% YoY rent growth.
What the market data is signalling
Price growth is modest at +0.8% (1yr) while rents have risen faster at +3.7% (1yr), producing upward pressure on yields despite an indicative gross yield of just 2.47% (below the common 3% threshold). Low Stock on Market at 0.16% and tight Inventory of 2.03 months suggest supply constraints that support price resilience, even as affordability is extremely stretched (106 years on the affordability index). For a visual of current momentum, see the Markets in the Moment (MiM™) heatmap.
Who lives in Randwick City Council — and why it matters for investors
Randwick City Council scores an IRSAD decile of 10, indicating a highly affluent population that can reduce downside volatility and favour capital preservation. However, the Renter/Owner split of 47% is listed as unfavourable for owner-dominant stability, and the Units/Houses ratio of 64% is also unfavourable for house investors because it signals a larger unit stock in the LGA. These demographic and socio-economic mixes influence tenant demand and longer-run market sensitivity; see the IRSAD Crossover study for context.
Why Randwick City Council is a screening layer, not a final answer
Council-level averages can mask very different outcomes between suburbs. Decisions should be driven by the specific suburb-level metrics rather than the LGA mean — but Randwick City Council's own figures are informative: a typical house price of $2,972,964, a low indicative gross yield of 2.47%, Stock on Market at 0.16%, Inventory at 2.03 months and Days on Market at 43 days. Use these numbers as a screening baseline before drilling into suburb pockets with different risk/return profiles. Read more in our LGA vs Suburb research.
What's behind the RCS™ score of 43
The HtAG RCS™ (Rating Composite Score) bundles three independent dimensions — risk minimisation, capital-growth potential and cashflow resilience — into a single score to help match markets to investor strategy. An overall RCS™ of 43 signals a moderate composite profile where high capital values and tight supply are balanced by low yields and stretched affordability; drilling into the component sub-scores is essential to see which trade-offs matter for your plan. Learn more about how the RCS™ is built. To explore this LGA interactively, open Randwick City Council in HtAG Copilot.
Forward signals to watch
vacancy rate — currently 2.17%: a sustained fall below 1% would tighten the rental market and push rents higher, while the current balanced reading suggests steady rental momentum rather than an acute shortage.
building approvals ratio — currently 0.29%: this low reading implies limited new supply pipeline, which can support values and rents over the next 12–36 months if demand holds.
Sydney cycle phase: a city-wide inflection toward expansion or contraction would materially change local momentum in Randwick City Council — expansion would amplify price and rental upside, while contraction would test demand for high-priced family houses.
Does this area meet your investment goals?
Get full accessCritical to know
RCS Breakdown
Randwick City 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
Investor
Pro
Critical to know
Market Trends
Randwick City Council's headline values — $2,972K to buy and $1,413PW to rent, a 2.47% gross yield. Over the past decade, prices have moved 43.08% and rents 53.36% — the Yield series shows whether that gap is widening (price outpacing rent, yield compressing) or closing.
$2,972K 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.
$1,413PW today, with rent growth at (+3.67% YoY) compared to price growth (+0.79%). That spread determines yield is expanding or compressing across the next cycle. Sign up to unlock the entire trend line.
Where is Randwick City Council in its cycle - and is the 2.47% 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
Investor
Pro
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 Randwick City Council's long-hold story?
Beyond the headline price, Randwick City 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
Investor
Pro
Critical to know
Supply & Demand
Randwick City 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
Investor
Pro
Critical to know
Fundamentals
Randwick City 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 Randwick City 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 Randwick City 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 Randwick City 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
Investor
Pro
Important to know
Education & Infrastructure
Randwick City 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 Randwick City 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 Randwick City Council has structural support for the next leg of capital growth.
School Rank
Hospitals & Employment
Infrastructure Spend
Transport Projects
Investor
Pro
Full HtAG Intelligence
Randwick City 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 Randwick City 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 Randwick City Council property market? Our members would love to hear from you! What is the market outlook for Randwick LGA from your point of view? Share your insights in a comment below.
Very interesting GRC for the market. It shows clear cycles. If you want to know what GRC pattern represents good fundamentals which provide for long term, sustained and sustainable growth, than refer to this graph as a benchmark.
When you look at GRC of some WA areas, you will realise what I mean.