About the Data

Where the sales come from

Every sale on PropCroc is a record from the NSW Valuer General's Property Sales Information, the register of property transfers lodged with NSW Land Registry Services. The Valuer General publishes a file of newly lodged sales each week. PropCroc imports that file and republishes the records with the suburb, street and address pages that make them searchable. The archive runs from January 2015 to the newest weekly file.

A record carries the property address, the contract date, the settlement date, the price, the land area, the nature of the property (residence, vacant land or other), its primary purpose, the zone code and the title references. PropCroc shows these as lodged. It does not estimate, index or adjust prices.

Sales usually reach the file a few weeks after settlement, so the most recent weeks are always incomplete. Sold is the contract date; settled is the settlement date. The site is updated weekly.

A few hundred records carry a date that cannot be right, such as a contract dated 1021 for a unit that settled in 2024. PropCroc treats any date before 1930 as not recorded and dates the sale by its other date. Older contracts that settled decades later, such as a 1975 contract settled in 2016, are real records and are shown as lodged.

What PropCroc adds

• One page per property with every recorded sale at that address since 2015. In a strata building, each unit has its own page and the building has a page listing every unit sale.
• "How this sale compares" on house and unit pages: the change since the property's previous sale with its yearly rate, the sale against the suburb median for its year and type, how the suburb has moved since, and the price per square metre of land against the suburb.
• 1,610 suburb pages with 12-month house and unit medians, medians by calendar year since 2015, the latest and biggest sales, the most active streets, and the suburb's rank across NSW. Street pages cover the most active streets.
• Statewide suburb rankings: most expensive suburbs in nsw, cheapest suburbs in nsw, fastest growing suburbs in nsw, highest rental yield suburbs in nsw, nsw suburbs with the most sales, highest price per square metre suburbs in nsw.
• Rents, gross yields and a census profile on every suburb page, from the two public datasets described below.

Rents and yields

Rents come from residential rental bonds lodged with NSW Fair Trading, which publishes every lodgement by postcode with the dwelling type, bedrooms and weekly rent the agent or landlord reported. PropCroc takes the latest twelve monthly files (Oct 2025 to Sep 2026, 290,855 lodgements) and computes the median weekly rent for each postcode, for houses (including terraces and semis) and for flats and units, overall and by bedroom count. A median needs at least 10 bonds. Rents under $100 a week and dwelling types other than house, terrace and flat are left out.

Gross rental yield is 52 times the postcode's median weekly rent, divided by the suburb's 12-month median sale price for the same type, before costs, vacancies and tax. Rents are for the whole postcode, so in a postcode that spans several suburbs the yield is an approximation for each of them. Property pages show the same rent for the home's type and bedroom count, and the yield it implies on the home's last sale when that sale is within five years.

Census profile

Population, median age, household income, mortgage repayments, rent and household size come from the Australian Bureau of Statistics' 2021 Census of Population and Housing, General Community Profile for Suburbs and Localities. A suburb page shows the profile only when exactly one NSW census suburb carries its name, or one namesake is a real suburb and the others are small localities; 1,585 published suburbs are matched. The census boundary can differ from the postcode the sales are grouped by. Figures are as published by the ABS and will next change with the 2026 Census.

Same-home resales

The fastest growing suburbs ranking does not compare medians, because a median moves with which homes happen to sell, and in a new estate the early sales are house-and-land contracts priced at the land stage. Instead it follows the same homes: every house or unit sold in a three-year base window and sold again at least two years later, from the latest window, gives one compound yearly change in its own price. The suburb's figure is the median of those changes, and a suburb needs at least 15 such homes to be ranked. Pairs where the later price is under half or over four times the earlier price are left out, which removes most data errors and knock-down rebuilds. Renovations still count.

How medians are calculated

• Only residential sales count. A unit is any sale with a strata lot or unit number. Every other residential sale is a house. Vacant land is counted separately and is never inside a house median.
• Medians leave out sales that were one part of a contract covering several properties (the recorded price is the contract total), part-interest transfers, and prices under $50,000.
• A median is the middle sale price of the sample and is always shown with the number of sales behind it. The 12-month and calendar-year house and unit medians need at least 10 sales in their period. The 12-month price median on a street needs 3.
• Price per square metre divides a house sale price by its recorded land area, for areas of at least 20 square metres. A suburb or street median needs at least 5 such sales. Units are left out because their land is shared.
• Suburbs are grouped with their postcode. A suburb page is published when the suburb has enough recorded sales, and only published suburbs are ranked.

Beds, baths, cars and unit numbers

The Valuer General record does not say how many bedrooms a home has. Where a property page shows beds, baths or car spaces, they come from publicly archived sale listings and property profile pages, matched to the recorded sale by address, unit, price and date. They describe the home as it was advertised and may be out of date, so treat them as a guide.

The Valuer General sometimes records a strata sale under its lot number rather than the unit number on the door. Where an archived listing of the same sale shows a different unit number, the page uses the advertised number and states the Valuer General's beside it.

Locations and maps

Property coordinates come from G-NAF, the Geocoded National Address File published by Geoscape Australia and updated quarterly. A property without a stored coordinate can be looked up from the map on its page, and that result is marked approximate. Map tiles are from OpenStreetMap contributors and CARTO.

Planning controls

Property pages that appear in the property sitemap show the zone, minimum lot size, maximum building height, floor space ratio and any heritage listing from the local environmental plan maps on the NSW Planning Portal. Each is looked up at the property's address point, so a control that covers only part of a site, or a site on a boundary, can read differently from the council's records. Where the plan sets a control in its clauses instead of on the map, the page names the clause. For a unit, the minimum lot size applies to subdividing the whole site.

The lookups are refreshed with the weekly update and dated on each page. A property without a lookup simply shows no planning panel. The planning certificate a council issues under section 10.7 of the Environmental Planning and Assessment Act 1979 is the formal record.

Land values

Property pages do not show NSW land values at present. They will when the statewide land value file is loaded, and the site will say so here.

Pending sales

Search results can show a sale reported by an agent before it reaches the official file. These are usually agreed sales that have not settled. They are marked as pending, their prices should be treated with caution, and the official record replaces them once it is lodged.

Suburb comparisons and the weekly brief

Compare suburbs uses the same published house and unit medians, postcode rents and census figures as the suburb profiles. Samples and periods are shown beside the figures; missing samples are not treated as zero. Same-home growth needs at least 15 resale pairs and applies the new-estate screen described above.

The weekly sales brief selects up to 12 priced official residential sales from the latest-sales snapshot, one per suburb and postcode, within seven days of that snapshot's latest settlement. It is not a complete weekly total or a measure of weekly price change. The Atom feed contains the current edition and updates with the normal weekly publication. It excludes preliminary agent reports. Reissued official records can change the selection and property history.

Re-issued records and corrections

When the Valuer General issues a record for a sale that is already on PropCroc, the property's address and land area follow the newest record; the sale's price and dates stay as first lodged. A contract that covers several properties is shown on each of them with the note "Contract for N properties", and such sales are left out of medians, top sales and price per square metre.

What PropCroc does not do

• No valuations, price estimates or forecasts. Every price is a recorded sale.
• No financial or investment advice. Do not base a decision on this site alone.
• No accounts, no advertising, and no sale of personal data. Saved properties and recent searches stay in your browser.

Who runs PropCroc

PropCroc is built and run by Jeremy Evans in Sydney. It is independent of every agency, portal, data company and government body named on this page.

Attribution

Property sales information: NSW Valuer General, © State of New South Wales. Rental bond lodgements: NSW Fair Trading, © State of New South Wales (Creative Commons Attribution). Census figures: based on ABS data, Census of Population and Housing 2021 (Creative Commons Attribution 4.0 International). Address coordinates: G-NAF © Geoscape Australia. Planning controls: NSW Planning Portal, NSW Department of Planning, Housing and Infrastructure, © State of New South Wales (Creative Commons Attribution 4.0). Map tiles: © OpenStreetMap contributors, © CARTO. PropCroc is not affiliated with any of these organisations.