You are checking Bayswater prices because the budget line finally matters: $700k-ish for a house, mid-$400k for a unit, and no patience for agent spin. Here is the plain read on what early 2026 settled sales are actually saying.
The Verdict
The 3-bedroom Bayswater house at a $708,192 median is the benchmark pick if you want the suburb’s most useful property number. It is the figure that best reflects the buyer pool here: first-home buyers stretching beyond inner-east prices, families upgrading from smaller homes, and practical buyers who still want a house without pushing into the million-dollar belt. The house market is also the one with momentum, up 5.2% year on year, while units and apartments are basically flat at $448,003 and down 0.3%.
That does not make houses cheap. A 20% deposit on the median house is $141,638 before you start counting stamp duty, conveyancing, inspections, moving costs, and the usual bank buffer. Stamp duty on the median house is listed at $38,950, or $31,868 for first-home buyers with concessions. Still, the numbers explain why quality houses are competitive: the median days on market is 32, auction clearance is 62%, and there were 348 settled sales over the past 12 months. If you only remember one thing, remember this: Bayswater houses are still moving like a family suburb with buyer depth. Do not use the 1-bedroom unit median as your shortcut for the whole suburb. It will make Bayswater look cheaper than the market you are probably shopping in.
Local Reality
Bayswater is not one neat price story. The current median says $708,192 for houses, but the bedroom split matters more than the headline. A 2-bedroom house sits around $495,734, a 3-bedroom house is $708,192, a 4-bedroom house jumps to $920,649, and 5-bedroom-plus stock pushes to $1,133,107. That is the real ladder. If you inspect a 4-bedroom family home and mentally anchor to the suburb median, you are already under-reading the likely competition.
Units are a different lane. A 1-bedroom unit median of $336,002 is a very different purchase from a 2-bedroom unit at $448,003 or a 3-bedroom unit at $604,804. The rental yield numbers also tell you why investors will still look, even without big unit growth: 2-bedroom units are showing $337 per week and a 3.9% yield, while 3-bedroom houses are showing $509 per week and a 3.6% yield. With vacancy at 1.7%, this is a tight rental market and landlord-favourable on the supplied data.
The warning is simple: skip Bayswater if you need inner-suburb capital-growth theatre. This is a settled-sales, budget-discipline suburb, not a hype suburb. If you are west of your own affordability line, probably compare the neighbouring suburb options before bidding hard here, because a $708k median house can turn into a $900k-plus family-home conversation quickly.
Who This Suits
If you are a first-home buyer, use the 2-bedroom house and 2-bedroom unit numbers as your reality check: $495,734 for a 2-bedroom house and $448,003 for a 2-bedroom unit. If you are a family buyer, focus on the 3-bedroom and 4-bedroom house bands: $708,192 for the 3-bedroom median, $920,649 for the 4-bedroom median. If you are an investor, the unit yield is the cleaner number at 3.9%, but the flat unit price movement means you are buying income first, not a quick capital-growth story. If you are upgrading, the 5-bedroom-plus median at $1,133,107 is the number that stops the conversation from drifting into fantasy.
Cost expectations need to be blunt. For houses, a 20% deposit is $141,638 at the median. For units, it is $89,600. Add stamp duty, which is shown as $38,950 on the median house, or $31,868 for first-home buyers with concessions. The headline price is not the cash needed to transact; it is just the centre of the sale data.
Timing matters too. The data covers settled sales for the 12 months to March 2026, with 2026 year-to-date medians at $708,192 for houses and $448,003 for units. In a 32-day median market, good listings will not sit around forever, but this is not a suburb where every property deserves panic. Be faster on clean family houses and more patient on units unless the rent, body corporate position, and condition all stack up.
What to Do Next
Use the bedroom table before you inspect anything, then read the fuller Bayswater property market guide before bidding. The mistake is shopping from the suburb median when the property you want sits in a completely different bedroom band.
Current Median Prices
| Property Type | Median Price | YoY Change | Rental Yield |
|---|---|---|---|
| Houses | $708,192 | +5.2% | 3.6% |
| Units/Apartments | $448,003 | -0.3% | 3.9% |
Market Indicators:
- Days on market (median): 32 days
- Auction clearance rate: 62%
- Total sales (last 12 months): 348 settled
Price Breakdown by Bedroom Count
Houses
| Bedrooms | Median Price | Price Range |
|---|---|---|
| 2-bedroom | $495,734 | $424,915 - $566,553 |
| 3-bedroom | $708,192 | $601,963 - $814,420 |
| 4-bedroom | $920,649 | $814,420 - $1,062,288 |
| 5+ bedroom | $1,133,107 | $991,468 - $1,416,384 |
Units & Apartments
| Bedrooms | Median Price | Price Range |
|---|---|---|
| 1-bedroom | $336,002 | $268,801 - $380,802 |
| 2-bedroom | $448,003 | $380,802 - $515,203 |
| 3-bedroom | $604,804 | $537,603 - $672,004 |
Growth Trend (5-Year View)
| Year | House Median | Unit Median |
|---|---|---|
| 2022 | $578,452 | $454,209 |
| 2023 | $608,469 | $452,650 |
| 2024 | $640,043 | $451,095 |
| 2025 | $673,256 | $449,546 |
| 2026 (YTD) | $708,192 | $448,003 |
Rental Market
Current rental medians in Bayswater:
| Property Type | Weekly Rent | Annual Yield |
|---|---|---|
| House (3br) | $509/wk | 3.6% |
| Unit (2br) | $337/wk | 3.9% |
Vacancy rate: 1.7% (tight market, landlord-favourable)
Data sources: REIV quarterly median reports, Domain suburb profiles, CoreLogic RP Data. Figures represent settled sales for the 12 months to March 2026. Individual sale prices vary significantly based on condition, aspect, and exact location.
