Ray Liu
2007/10 Atchison Street, St Leonards, NSW 2065
Auction Guide: $1,950,000
3 2 2
Open Saturday 27 June 11:30 am Auction Saturday 25 July 9:45 am🏛️ About This Suburb (Last Updated Date: 2026-03-05)
History, Aboriginal heritage, and the story behind the name.
St Leonards — Cammeraygal Country
Originally a heavily timbered area, St Leonards became a vital transport node with the extension of the railway in the 1890s. It transitioned from a residential suburb to a major commercial and medical hub following the establishment of the Royal North Shore Hospital in its current location in 1903.
Today, it is a dense urban center characterized by soaring residential towers, corporate headquarters, and a premier health precinct.
Overall Score
7.8
A premium urban hub with exceptional utility, though tempered by high entry costs and density risks.
Aboriginal Name
Cammeray— "Place of the Cammeraygal people"
Name Origin
Named after British statesman Thomas Townshend, 1st Viscount Sydney, who was also Baron Sydney of St Leonards.
Established
Gazetted 1890s
Health Hub
Home to Royal North Shore, one of Sydney's major teaching hospitals.
Dual Rail
Served by both the T1 North Shore Line and the nearby Crows Nest Metro station.
Skyline
Contains some of the tallest residential buildings on the North Shore.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand driven by the 2024 Metro opening, though high supply levels keep price growth measured.
Amenity
8.5
Excellent access to supermarkets, dining in Crows Nest, and world-class healthcare facilities.
Schools
8.0
Strong catchment options including Greenwich Public and proximity to elite North Shore private schools.
Transport
9.5
Elite connectivity with heavy rail, metro, and major bus corridors to the CBD and Northern Beaches.
Risk Profile
6.0
Primary risks involve high strata levies and potential for 'cookie-cutter' apartment value stagnation.
Liveability
7.5
High-convenience lifestyle suited to professionals, though lacking in large-scale green space within the core.
Demographics
8.0
High-income professional population with a significant proportion of health sector workers.
Rental Demand
8.5
Extremely high due to the hospital precinct and easy CBD commute for young professionals.
Growth Potential
7.0
Long-term growth supported by the 'St Leonards and Crows Nest 2036' strategic planning framework.
Affordability
4.0
Expensive for units compared to Greater Sydney; houses are rare and command significant premiums.
Crime & Safety
8.0
Generally safe urban environment with standard city-fringe opportunistic crime profiles.
Walkability
9.5
A 'walker's paradise' where most daily errands do not require a vehicle.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
CBD Commute
15-20 Mins
Via T1 Rail or Metro
Property Mix
92% Units
High-density living
Rental Yield
4.2%
Gross average for units
Education
Top Tier
Greenwich Public Catchment
Green Space
Moderate
New 'St Leonards Plaza' park
Shopping
Mall 88
Modern retail precinct
✅ Key Advantages
- Unrivaled transport connectivity with both heavy rail and Metro access.
- Immediate proximity to the Royal North Shore Hospital medical precinct.
- High walkability to the vibrant Crows Nest dining and cafe strip.
- Strong rental yields and low vacancy rates driven by professional tenants.
- Modern infrastructure including the new Wadanggari Park over the rail line.
⚠️ Key Watch-Outs
- High strata levies in buildings with extensive amenities (pools, gyms, concierges).
- Significant ongoing construction noise and dust from surrounding developments.
- Wind tunnel effects created by high-rise corridors on Pacific Highway.
- Overshadowing issues in older low-rise blocks due to new tower approvals.
- Limited supply of houses or larger 3-bedroom apartments for growing families.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Urban Professional
How this suburb feels day-to-day.
🏠 Property Types
Predominantly high-rise apartments, with a small pocket of houses on the southern/western fringes.
Dominant dwelling stock.
💰 Price Range
$750k (Studio) – $4.5m+ (Penthouse/House)
Typical entry to ceiling.
💡 Why It Matters
St Leonards is a critical 'strategic center' in the Greater Sydney Plan. It offers a 'work-live-play' model that appeals to time-poor professionals and medical staff, making it a resilient investment node despite its density.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$2,950,000
$2.4m – $4.2m
🏢 Unit Median
$1,150,000
$700k – $2.2m
📈 Price Trend
+4.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $1,200pw, Units $850pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The unit market is the primary entry point. House medians are volatile due to low sales volume and are often grouped with Greenwich or Crows Nest data.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
Units are 25% above Sydney metro median
Price comparison
📋 Income Ratio
10.5x annual income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is low for first-home buyers seeking houses, but the high volume of 1-bedroom apartments provides a relatively accessible entry point into the Lower North Shore market.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+9.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Medical professionals, IT consultants, and young dual-income couples.
💼 Investor Outlook
Strong income security due to the hospital and corporate base. Capital growth is more modest than low-density suburbs but rental reliability is among the best in Sydney.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.8%
1-Year Growth
+14.2% cumulative
3-Year Growth
+22.5% cumulative
5-Year Growth
📍 Growth Drivers
- Full operational integration of the Crows Nest Metro station.
- Ongoing revitalization of the Pacific Highway commercial corridor.
- State government 'Tier 1' priority for high-density transit-oriented development.
- Expansion of the Royal North Shore Hospital health and education precinct.
⛔ Headwinds
- Continued high volume of new apartment completions.
- Rising interest rates impacting highly leveraged apartment buyers.
- Competition from nearby high-density hubs like Chatswood and North Sydney.
🔮 5-Year Outlook
Expect steady, moderate capital growth. The suburb will likely outperform other high-density hubs due to its unique 'health-plus-transport' economic base.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
12% below metro average crime rate
Relative comparison
Risk Categories
Theft: Medium
Property Damage: Low
Personal Safety: Low
📋 What to Check Locally
Standard urban precautions apply near the train station late at night; secure parking is essential for apartment dwellers.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are financial and structural rather than environmental. High density brings specific challenges regarding building quality and long-term maintenance costs.
🌊 Flood Risk
Very Low risk; elevated topography.
🔥 Bushfire Risk
Nil risk in the urban core.
🏦 Insurance Impact
Standard premiums apply, though strata insurance for high-rise buildings is rising significantly across NSW.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
MU1 Mixed Use and R4 High Density Residential
🔲 Overlays
Transit Oriented Development (TOD) SEPP
🏗️ Development Hotspots
Pacific Highway corridor and the Crows Nest Metro precinct.
Zoning allows for significant height, meaning your 'view' today could be blocked by a tower tomorrow. Always check the 2036 Strategic Plan.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Exceptional; dual rail access and major bus interchange.
🛍️ Amenity & Retail
High; Mall 88 provides modern retail, Coles, and library services.
🌲 Parks & Recreation
Improving; Wadanggari Park and Gore Hill Oval are the primary lungs.
🏫 Schools
Good; catchment for Greenwich Public and proximity to North Sydney selective schools.
🏥 Healthcare
World-class; anchored by Royal North Shore Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A highly educated, multicultural, and high-earning population dominated by working-age professionals.
💵 Median Income
$115,000 pa
🏠 Ownership
32% owner-occupied, 65% renting
🎂 Age Profile
Median age 34
🎓 Education
62% have a Bachelor degree or higher
📊 Age Distribution
The high rental percentage and young professional demographic ensure a liquid rental market but can lead to less 'community' feel than traditional suburbs.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
The 'St Leonards and Crows Nest 2036' plan is the guiding force, bringing thousands of new dwellings and upgraded public spaces.
📈 Positive Impacts
- New public plazas and green spaces over the rail line.
- Enhanced pedestrian links to Crows Nest Metro.
- Increased retail and dining variety in the 'Mall 88' precinct.
📉 Negative Impacts
- Increased traffic congestion on Pacific Highway.
- Loss of privacy and light for older low-rise apartment blocks.
- Strained local primary school capacity.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Crows Nest
Position
Adjacent East
Price
Slightly higher for houses
Lifestyle
More village-feel, low-rise, cafe-centric.
Best for
Young families and social professionals.
📍Greenwich
Position
Adjacent South
Price
Significantly more expensive
Lifestyle
Quiet, leafy, harbor-side residential.
Best for
Established families and high-net-worth individuals.
📍Artarmon
Position
Adjacent North
Price
Similar for units, higher for houses
Lifestyle
Family-oriented with a famous public school.
Best for
Families prioritizing education.
📍Wollstonecraft
Position
Adjacent South-East
Price
Comparable
Lifestyle
More green space, quieter, less commercial.
Best for
Downsizers and quiet-seeking professionals.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Chatswood
NSW
8.5/10
Major North Shore rail hub with high-density residential towers and significant retail.
Bondi Junction
NSW
8.2/10
High-density urban center with elite transport and proximity to lifestyle amenities.
Box Hill
VIC
7.5/10
Secondary CBD with significant medical precinct and high-rise development.
Parramatta
NSW
7.9/10
Major commercial and transport node with a massive pipeline of apartment stock.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the 'ultra-convenience' and transport links above all else, though some lament the loss of the suburb's quieter character due to rapid high-rise expansion.
★★★★★
Commuter Paradise
I can be in my CBD office in 15 minutes. Having the Metro and the train line is a massive win.
Transport
Convenience
★★★★☆
Work-Life Balance
Walking to work at the hospital is amazing, and Crows Nest is right there for dinner after a shift.
Proximity
Dining
★★★☆☆
Construction Fatigue
The noise from new towers is constant. It feels like a construction zone some weeks.
Noise
Development
★★★★☆
Modern Living
The new library and Wadanggari Park have really improved the area for those of us not commuting.
Amenities
Parks
★★★★☆
Rental Yields
Never had a vacancy longer than a week. The demand from hospital staff is incredibly reliable.
Yield
Demand
★★☆☆☆
Overdevelopment
It's becoming a concrete jungle. The wind tunnels on the highway are getting worse with every new tower.
Density
Environment
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize buildings with a high ratio of owner-occupiers to ensure better long-term maintenance.
- Check the 'St Leonards 2036' plan to ensure your view won't be built out in the next 5 years.
- Inspect the apartment at peak hour to assess acoustic insulation from the Pacific Highway.
- Look for 2-bedroom units with two bathrooms and a car space; these are the most resilient in the resale market.
- Verify the cladding status and Sinking Fund balance in the strata report—this is a non-negotiable step.
- Test the mobile phone reception and internet speeds, as high-density towers can sometimes have dead zones.
❓ Questions to Ask the Agent
- What is the current balance of the Capital Works Fund (Sinking Fund)?
- Are there any active or pending special levies for this building?
- Has a building defect report been completed recently, and what were the findings?
- What is the percentage of owner-occupiers versus tenants in this block?
- Are there any approved developments on the adjacent lots that will impact light or views?
- Is the building part of an embedded energy network?
- What are the specific parking and storage cage entitlements on the title?
- How does the acoustic performance of this unit handle the Pacific Highway traffic?
🏷️ Seller Strategy
- Highlight the proximity to the Crows Nest Metro as a primary selling point.
- Professional styling is essential to differentiate your unit from the high volume of similar stock.
- Target medical professionals specifically in your marketing reach.
- Ensure all strata documentation is pre-prepared and transparent to build buyer trust.
- Focus on 'lifestyle' shots of nearby Crows Nest cafes and the new Wadanggari Park.
📣 Positioning Tips
Position the property as a 'high-yield, low-maintenance urban sanctuary' that bridges the gap between the corporate CBD and the lifestyle of the North Shore.
💼 Investment Case
St Leonards offers one of the most stable rental markets in Sydney due to the 'recession-proof' medical precinct.
⚠️ Investment Risks
Capital growth may be sluggish due to high supply; high strata levies can eat into net yields.
📈 Action Plan
- Target older, well-built brick walk-ups for better land-to-asset value.
- Alternatively, buy in premium new towers with unique 'un-blockable' views.
- Ensure the property is within a 10-minute walk of the train station.
- Budget for higher-than-average strata levy increases over the next decade.
🔑 Renter Tips
- Negotiate on rent if the building is currently surrounded by active construction.
- Check the lift-to-apartment ratio; wait times in 40-storey towers can be significant.
- Look for 'chiller' or 'embedded network' costs in the lease agreement.
🏘️ What Renters Love Here
Unbeatable commute times and a massive variety of modern apartment features.
⚠️ Renter Watch-Outs
Ongoing construction noise and potential for high utility costs in modern towers.
🏢 Landlord Strategy
- Offer long-term leases (18-24 months) to medical residents who value stability.
- Include high-speed internet capability as a standard feature.
- Maintain the property to a high standard to compete with brand-new completions.
📋 Compliance & Management
Ensure all fire safety and window lock requirements for high-rise buildings are strictly met.
🤝 Agent Insights
- The market is currently split between 'new premium' and 'older value' stock.
- Buyers are increasingly wary of high strata levies and building defects.
- The Metro opening has shifted the 'center of gravity' slightly towards the Crows Nest border.
🎯 Marketing Angles
The '15-minute city' lifestyle where work, health, and leisure are all within walking distance.
👤 Target Buyer Profile
Young professional couples, medical staff, and 'lock-and-leave' downsizers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the full Strata Report (last 3 years of minutes).
✓
Check the NSW Planning Portal for nearby Development Applications (DAs).
✓
Verify the building's cladding status via the NSW Cladding Register.
✓
Assess the lift wait times during morning/evening peak periods.
✓
Check the school catchment boundaries (they can change annually).
✓
Inspect the basement for signs of water ingress or structural cracking.
✓
Verify the internal square meterage (excluding balcony and car space).
✓
Test the wind levels on the balcony during a gusty day.
✓
Confirm the proximity to the nearest Metro and Train entrances.
✓
Review the 2036 St Leonards & Crows Nest Strategic Plan for future infrastructure.
✓
Check for any 'sunset clauses' if buying off-the-plan or near-new.
✓
Evaluate the pet-friendliness of the strata bylaws.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 abs.gov.au
🔗 planningportal.nsw.gov.au
🔗 northsydney.nsw.gov.au
🔗 lanecove.nsw.gov.au
🔗 willoughby.nsw.gov.au
🔗 crimeinvestigation.nsw.gov.au
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-05 and is intended for informational purposes only. It does not constitute financial or investment advice. Property markets are subject to change, and buyers should conduct their own independent due diligence and seek professional legal and financial counsel before entering into any contract.
