Adrian Tsavalas
11 Edgar Street, Tempe, NSW 2044
Guide $1,850,000
3 2
Open Saturday 6 June 11:15 am Auction Saturday 20 June 11:15 am🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Tempe — Gadigal Country
Originally a resort-like retreat for Sydney's elite in the mid-19th century, Tempe transitioned into a working-class industrial hub by the early 20th century. The suburb's landscape was significantly altered by the brickworks industry and the later expansion of Sydney Airport.
Today, Tempe is a gentrifying suburb popular with young professionals and families who value its proximity to the city and Marrickville's cultural scene.
Overall Score
7.1
A strong Inner West performer balanced by significant environmental and noise constraints.
Aboriginal Name
Bulanaming— "Often associated with the landscape of the Cooks River and surrounding wetlands"
Name Origin
Named by Alexander Brodie Spark after the 'Vale of Tempe' in Greece, reflecting the picturesque views of the Cooks River in the 1830s.
Established
Gazetted 1927
Flight Path
Directly under the main north-south runway
Retail Giant
Home to one of the largest IKEA stores in Australia
Green Space
Tempe Recreation Reserve was formerly a major landfill site
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand driven by spillover from Marrickville, though sensitive to interest rate fluctuations.
Amenity
8.0
Excellent access to big-box retail, the Cooks River, and the Marrickville brewery precinct.
Schools
7.5
Tempe High School is highly regarded for its selective stream and consistent results.
Transport
8.5
Superb rail links via the T4 line and proximity to the new Metro at Sydenham.
Risk Profile
4.0
High risk due to the dual impact of ANEF noise contours and 1-in-100 year flood zones.
Liveability
7.2
High for active residents, though noise pollution impacts quiet enjoyment.
Demographics
7.8
Rapidly shifting toward high-income young professionals and young families.
Rental Demand
8.2
Very high due to proximity to the CBD, airport, and major hospitals.
Growth Potential
6.8
Solid, but capped by the physical constraints of the airport and industrial zoning.
Affordability
4.5
More affordable than Newtown or Marrickville, but still high by national standards.
Crime & Safety
7.0
Generally safe with crime rates largely in line with or below the Inner West average.
Walkability
8.1
Highly walkable near the station and river, though Princes Highway is a major barrier.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,845,000
Projected March 2026
Median Unit
$915,000
Projected March 2026
1yr Growth
4.8%
Steady capital appreciation
To CBD
12 mins
Via T4 Train Line
Flood Risk
High
Specific to Tempe Basin
Noise Level
Extreme
Direct flight path
✅ Key Advantages
- Exceptional public transport connectivity with T4 rail and nearby Metro services.
- High-quality educational options including Tempe High School's selective stream.
- Extensive recreational facilities at Tempe Lands and along the Cooks River.
- Relative value compared to immediate neighbors like Marrickville and St Peters.
- Strong community feel with active local resident groups and 'village' pockets.
⚠️ Key Watch-Outs
- Intense aircraft noise which can disrupt sleep and outdoor entertaining.
- Significant flood risk in the 'Tempe Basin' area requiring high insurance premiums.
- Heavy traffic congestion and air quality issues along the Princes Highway corridor.
- Limited local supermarket options within the suburb itself (mostly big-box retail).
- Pockets of historical industrial contamination in older residential sites.
🏘️ 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 Victorian and Federation cottages, with some modern townhouse infill.
Dominant dwelling stock.
💰 Price Range
$1.4m – $2.6m
Typical entry to ceiling.
💡 Why It Matters
Tempe represents the 'last frontier' of the Inner West for many buyers, offering detached housing at a lower entry point than Marrickville, but with significant environmental trade-offs.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,845,000
$1.65m – $2.4m
🏢 Unit Median
$915,000
$820k – $1.1m
📈 Price Trend
+4.8% past 12 months
12-month movement
🔑 Weekly Rents
Houses $950pw, Units $720pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have remained resilient despite noise issues, as the 'lifestyle' value of the Inner West continues to outweigh environmental concerns for many buyers.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Sydney metro house median
Price comparison
📋 Income Ratio
10.4x average household income
Median price ÷ median income
💳 Gross Yield
3.1% gross yield for houses
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While cheaper than the inner-city core, Tempe is no longer 'affordable' for median earners, requiring significant dual incomes or equity.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+9.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professional couples, airport employees, and small families.
💼 Investor Outlook
Strong rental yields for the Inner West and extremely low vacancy rates make it a safe cash-flow bet, though capital growth may be hampered by noise constraints.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.8%
1-Year Growth
+14.5% cumulative
3-Year Growth
+32% cumulative
5-Year Growth
📍 Growth Drivers
- Completion of the Sydenham-Bankstown Metro conversion enhancing nearby connectivity.
- Ongoing gentrification of Marrickville spilling over into Tempe's northern streets.
- Limited supply of detached housing in the Inner West.
- Upgrades to the Cooks River parklands and cycling infrastructure.
⛔ Headwinds
- Potential changes to flight paths or increased airport curfew pressures.
- Rising insurance costs due to updated flood mapping.
- High interest rate environment impacting the mid-market buyer pool.
🔮 5-Year Outlook
Expect moderate, steady growth. Tempe will likely track the broader Inner West market but may underperform 'quieter' suburbs if work-from-home trends increase the premium on silence.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
7
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% below metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Violent Crime: Low
Traffic Incidents: High
📋 What to Check Locally
Check local police reports for theft from motor vehicles near the station and IKEA precinct.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and acoustic. Prospective buyers must reconcile the convenience of the location with the physical impact of the airport.
🌊 Flood Risk
High risk in the 'Tempe Basin' (south of the railway). Check Inner West Council flood maps for 1-in-100 year levels.
🔥 Bushfire Risk
Negligible risk; suburb is fully urbanized.
🏦 Insurance Impact
Expect higher premiums for properties in flood zones; some insurers may refuse flood cover entirely for specific low-lying streets.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
R2 Low Density Residential
🔲 Overlays
ANEF 25-30 (Aircraft Noise), Heritage Conservation Area (pockets), Flood Related Development Controls.
🏗️ Development Hotspots
Princes Highway corridor for mixed-use residential/commercial.
Strict heritage and noise insulation requirements can significantly increase the cost of renovations and extensions.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Excellent rail access; 3 stops to Central. Good bus links to Newtown.
🛍️ Amenity & Retail
Proximity to IKEA, Decathlon, and Marrickville Metro shopping centre.
🌲 Parks & Recreation
Tempe Recreation Reserve offers football fields, netball courts, and a dog park.
🏫 Schools
Tempe Public and Tempe High are both highly regarded local options.
🏥 Healthcare
Close proximity to Royal Prince Alfred Hospital (RPA) in Camperdown.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diverse, gentrifying population with a high proportion of professionals and a growing number of young families.
💵 Median Income
$115,000 pa (household)
🏠 Ownership
58% owner-occupied, 42% renting
🎂 Age Profile
Median age 36
🎓 Education
45% with Bachelor degree or higher
📊 Age Distribution
The high percentage of 25-44 year olds indicates a strong long-term demand for family-sized homes and local amenities.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Infrastructure projects are focused on transport and river health rather than high-density residential within Tempe itself.
📈 Positive Impacts
- Sydenham Metro station upgrade providing faster city access.
- Cooks River 'Naturalisation' project improving water quality and park aesthetics.
- WestConnex completion reducing some heavy vehicle traffic on local roads.
📉 Negative Impacts
- Increased airport capacity targets potentially leading to more frequent flights.
- Construction noise from ongoing rail corridor upgrades.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Marrickville
Position
North
Price
20% more expensive
Lifestyle
More cafes and nightlife, less green space.
Best for
Lifestyle seekers with higher budgets.
📍Sydenham
Position
North-East
Price
10% cheaper
Lifestyle
More industrial, even higher noise levels.
Best for
Budget-conscious buyers wanting rail access.
📍Wolli Creek
Position
South
Price
Units 15% cheaper
Lifestyle
High-rise living, modern apartments.
Best for
Investors and first home buyers.
📍St Peters
Position
North-East
Price
15% more expensive
Lifestyle
Closer to CBD, impacted by WestConnex.
Best for
Urban professionals.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Sydenham
NSW
6.5/10
Shared flight path and industrial heritage.
Mascot
NSW
7.0/10
Airport proximity and rapid gentrification.
Footscray
VIC
7.4/10
Industrial roots, river proximity, and rapid price growth.
Eagle Farm
QLD
6.2/10
Heavy airport and industrial influence.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the 'Tempe Village' feel but acknowledge the noise as a necessary trade-off for the location.
★★★★☆
Community Spirit
You stop hearing the planes after a month, but you never stop appreciating the 10-minute commute to the city.
Resilience
Noise
★★★☆☆
Affordability
It was the only place we could afford a house with a backyard this close to Newtown, but the flood insurance is a killer.
Value
Insurance Costs
★★★★★
Education
Tempe High's selective stream is fantastic; we moved here specifically for the school catchment.
Schools
★★★★☆
Investment
I've never had a vacancy longer than a week. The demand from airport workers is incredibly consistent.
Rental Yield
★★☆☆☆
Traffic
The Princes Highway is becoming a nightmare to cross; it feels like the suburb is being split in two.
Congestion
★★★★★
Lifestyle
The dog park at Tempe Reserve is the best in the Inner West, and the river walks are so peaceful early in the morning.
Parks
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritise houses with existing double-glazing and high-quality roof insulation.
- Check the ANEF (Aircraft Noise Exposure Forecast) map for the specific street.
- Avoid the 'Tempe Basin' if you are risk-averse regarding flooding.
- Look for properties on the northern side of the suburb for easier access to Marrickville.
- Negotiate hard on properties with original windows or poor acoustic sealing.
❓ Questions to Ask the Agent
- Is this property located within the 25 or 30 ANEF noise contour?
- Has this specific street experienced any overland flooding in the last 10 years?
- What acoustic treatments (glazing, insulation) have been installed?
- Are there any heritage conservation restrictions on extending the property?
- What is the current insurance premium for this property, and does it include flood cover?
- How does the aircraft noise vary between the front and back of the house?
- Are there any planned developments for the nearby industrial sites?
🏷️ Seller Strategy
- Invest in acoustic upgrades before selling to broaden your buyer pool.
- Highlight the proximity to the T4 rail line and the new Sydenham Metro.
- Ensure the garden is well-presented to emphasize the 'Inner West cottage' charm.
- Provide a pre-purchase building and pest report to ease buyer concerns about old foundations.
- Market heavily to young families looking for Tempe High catchment.
📣 Positioning Tips
Position the property as a 'lifestyle gateway' that offers the best of the Inner West without the Newtown price tag, emphasizing connectivity and community.
💼 Investment Case
Tempe offers a high-yield opportunity with low vacancy rates in a land-constrained market.
⚠️ Investment Risks
High maintenance costs for older cottages and potential for rising insurance premiums.
📈 Action Plan
- Target 2-bedroom cottages with renovation potential.
- Ensure the property is properly soundproofed to retain long-term tenants.
- Verify flood status before committing to a purchase.
- Focus on the pocket between the station and the river.
🔑 Renter Tips
- Visit the street during peak flight times (early morning/late evening).
- Check if the property has air conditioning, as you'll likely keep windows closed.
- Ask about the history of water ingress in the backyard.
🏘️ What Renters Love Here
Fast commute, great parks, and cheaper than Marrickville.
⚠️ Renter Watch-Outs
Noise can be a deal-breaker for light sleepers or those working from home.
🏢 Landlord Strategy
- Install split-system air conditioning to allow tenants to keep windows shut.
- Maintain gutters and drainage to mitigate local flooding issues.
- Consider pet-friendly leases to tap into the high local demand from dog owners.
📋 Compliance & Management
Ensure all smoke alarms and electrical safety checks are up to date, especially in older Victorian stock.
🤝 Agent Insights
- Buyers are increasingly asking about the 'Metro effect' from Sydenham.
- Stock levels remain tight, keeping prices stable even with high interest rates.
- The 'Tempe Village' pocket is the most sought-after area.
🎯 Marketing Angles
Focus on 'The 12-Minute City'—emphasizing how quickly you can get from your front door to the CBD.
👤 Target Buyer Profile
Young professional couples currently renting in Newtown or Enmore.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Inner West Council Flood Map for the property address.
✓
Check the Airservices Australia WebTrak for historical flight path data.
✓
Order a formal building inspection to check for rising damp (common in Tempe).
✓
Verify the property's inclusion in any Heritage Conservation Areas.
✓
Confirm the school catchment for both Primary and Secondary levels.
✓
Assess the condition of the roof and gutters for drainage capacity.
✓
Check for any historical land contamination reports if near industrial zones.
✓
Test the mobile phone reception and NBN availability (can be patchy near the airport).
✓
Visit the property at 7:00 AM on a weekday to experience peak flight noise.
✓
Review the Section 10.7 Planning Certificate for all listed encumbrances.
✓
Check for proximity to high-voltage power lines or substations.
✓
Inspect the sub-floor for ventilation and signs of previous water damage.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report contains projected data for March 2026 based on historical trends and available 2024-2025 metrics. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent due diligence.
