NSW Property Spotlight
Sydney property and home loan guide
Greater Sydney is home to more than 5.2 million people (5,231,147 in the 2021 Census) spread across 33 local councils. It's a city of contrasts. Close to three in ten homes are flats or apartments (30.7%) while just over half are separate houses (55.8%). More than a third of homes are rented. For buyers that mix shapes the loan: apartment size and strata records matter in the inner and middle ring, while flood, bushfire and larger loans come up further out. Time Home Loans is based in Brisbane and works with Sydney buyers by phone and video.
Information last updated 3 November 2026
Market snapshot
| Houses | Units | Source | |
|---|---|---|---|
| Share of homes | 55.8% separate houses, 12.8% terraces and townhouses | 30.7% flats and apartments | ABS Census 2021 (Greater Sydney) |
In the 2021 Census, 61.1% of Sydney homes were owned outright or with a mortgage and 35.9% were rented. The median weekly rent across all homes was $470 (ABS). Rents by bedroom aren't shown for this area. Sale prices will be added once licensed figures are available.
Figures are a guide only and change over time. Past movements in values and rents don't predict future results.
Living in Sydney
The First Fleet arrived in Botany Bay in January 1788 and a settlement was established at Sydney Cove on 26 January 1788. Governor Arthur Phillip named the cove after the Home Secretary, Thomas Townshend, 1st Viscount Sydney. The Sydney Harbour Bridge was completed in 1932 and the Opera House opened in 1973.
Today Greater Sydney covers about 12,368 km2 under the ABS definition. The 2000 Summer Olympics left behind Sydney Olympic Park. The city keeps growing outwards and upwards, with new metro lines and apartment precincts reshaping suburbs that were once mostly houses.
Transport
- Central Station is the hub of Sydney's suburban train, metro and light rail networks.
- Sydney Metro Northwest opened on 26 May 2019 and more metro lines have followed or are under construction.
- The CBD and South East Light Rail was completed in April 2020 and Sydney Ferries run harbour and Parramatta River services.
- Census night in August 2021 fell during a lockdown, so only 2.5% of working residents took the train to work that day.
- Plan trips on the Transport for NSW trip planner.
Schools
Greater Sydney has hundreds of public, Catholic and private schools, plus selective high schools that take students by exam. Public school enrolment is based on intake zones tied to your address.
Zones change, so check the NSW School Finder for any address before you buy.
Shopping and dining
Each region of Sydney has its own major centres, from the CBD's Pitt Street Mall to big regional shopping centres in Parramatta, Penrith and the north and south. Most suburbs also have a local strip of shops and cafes close to the station.
Parks and recreation
- About seventy surf beaches line the coast. Bondi Beach was added to the National Heritage List in 2008.
- Royal National Park was proclaimed in 1879 and is the second oldest national park in the world.
- The harbour foreshore has walking tracks, reserves and harbourside pools.
Lifestyle
Sydney suits people who want a big-city job market with beaches and bushland close by. The median age was 37 in 2021 and family households made up 72.6% of homes. Life looks very different from an inner-city apartment to a four-bedroom house on the fringe, so where you buy shapes how you live.
Sydney
Did you know?
Named after a Viscount
Arthur Phillip named Sydney Cove after Thomas Townshend, 1st Viscount Sydney, the Home Secretary. The settlement was established there on 26 January 1788.
Source: Wikipedia: Sydney
A very old national park
Royal National Park on Sydney's southern edge was proclaimed in 1879. At 13,200 ha it is the second oldest national park in the world.
Source: Wikipedia: Sydney
The first metro
Sydney Metro Northwest opened on 26 May 2019, running from Chatswood to Tallawong. It was the city's first metro line.
Source: Wikipedia: Sydney
A heritage-listed beach
Bondi Beach was added to the Australian National Heritage List in 2008. It's one of about seventy surf beaches along Sydney's coast.
Source: Wikipedia: Sydney
Property types
Sydney's housing covers every type.
- Houses make up 55.8% of homes.
- Townhouses, terraces and semis make up 12.8%.
- Flats and apartments make up 30.7%.
- Size: 33.1% of homes have four or more bedrooms and 8.1% have one bedroom.
Check zoning, heritage items and hazards for any address on the NSW Planning Portal spatial viewer. For flood risk start with the NSW SES flood risk tool and the local council.
What lenders look at in Sydney
Sydney is a big and varied market. Here's what tends to come up with lenders.
Apartment size
Small units can be harder to finance. One LMI provider's public guidelines need at least 30 m2 of living area, excluding balconies and car space. Check the floor plan, not just the bedroom count.
New and off-the-plan apartments
Lenders look closely at new apartments in large buildings. Some limit how much they'll lend in a single building or postcode. Off-the-plan contracts can settle years later, so your finance is assessed again closer to settlement.
Strata records
With 30.7% of homes being flats or apartments, strata comes up often. Read the strata report for levies, the capital works fund and any building defects before you buy.
Company title
Some older inner-city blocks are company title rather than strata. Fewer lenders accept it. One LMI provider's public guidelines treat company title as unacceptable more than 10 km from a capital city CBD.
Larger loans
Larger loans get closer scrutiny of income, expenses and existing debts. Some lenders cap their maximum loan-to-value ratio (LVR) on bigger loans, so check how much deposit you'll need early.
Flood and bushfire
Parts of Greater Sydney sit on floodplains or bushland edges. Insurance costs feed into what you can afford. A NSW planning certificate shows whether land is bush fire prone or flood affected.
Lender and LMI policies differ between lenders and change often. This is a general guide based on public lender and LMI information checked 3 November 2026. We can check current policy for the property you're looking at before you apply.
Buying in Sydney
In Sydney the property type often matters as much as the price. Apartments bring strata records and size checks. Houses on the fringe bring flood and bushfire questions. Larger loans bring closer scrutiny of your income. Sorting out which of these apply before you make an offer saves time.
First home buyers
Many first home buyers in Sydney start with an apartment or townhouse. Check the floor area and the strata records before you commit, as some small units are harder to finance. A family guarantee may help some buyers with a smaller deposit.
Getting pre-approval before you look tells you your range. For NSW schemes, price caps and duty concessions, see our first home buyer page for current details.
Upgraders
Sydney upgraders often move from a unit to a townhouse or house, sometimes in a different part of the city. If you're buying before you sell, ask about bridging finance early. Budget for moving costs and a building and pest inspection on the new home.
Deposit and costs
On top of your deposit, allow for:
- stamp duty (transfer duty) under New South Wales rules, with concessions for some first home buyers (see Revenue NSW)
- conveyancing and legal fees
- building and pest inspections
- strata or body corporate searches for units and townhouses
- lenders mortgage insurance (LMI) if you borrow more than 80% of the property's value
Our calculators give you a starting figure. Stamp duty rules differ between states, so check the New South Wales rules for your purchase.
Investing in Sydney
35.9% of Greater Sydney's homes were rented in 2021 and the median weekly rent was $470. Investors here often weigh apartments against houses and look at vacancy, strata levies and land value. See our investing in property page for how lenders assess rental income.
Lender considerations
Sydney purchases often involve larger loans, strata properties and a wide range of locations. Lenders look at your income, the property type and the location's risks. Time Home Loans is Brisbane-based and works with Sydney buyers by phone and video. Lender policy is national, while stamp duty and grants follow NSW rules.
Thinking about buying in Sydney?
Talk it through with a Brisbane broker before you sign a contract. We can check the property you're looking at against lender policy.
Frequently asked questions
Is Sydney mostly apartments?
No. In the 2021 Census 55.8% of homes in Greater Sydney were separate houses, 12.8% were townhouses, terraces or semis and 30.7% were flats or apartments.
Can I buy a small apartment in Sydney with a loan?
Often, but size matters. One LMI provider's public guidelines need at least 30 m2 of living area, excluding balconies and car space. Some lenders have their own minimums too.
How do I check flood or bushfire risk in Sydney?
Start with the NSW SES flood risk tool and the NSW Planning Portal spatial viewer. The section 10.7 planning certificate in the contract also shows flood and bush fire prone land notations.
What should I check in a strata report?
Levies, the capital works fund, any special levies and any building defects or legal disputes. Your conveyancer can help you read it.
Can a Brisbane mortgage broker help me buy in Sydney?
Yes. Time Home Loans is based in Brisbane and works with clients across Australia by phone and video. Lender policy is national, so the lending side works the same way. Stamp duty, first home buyer concessions and grants follow NSW rules, so we check those for your purchase. We don't have an office in Sydney.
What costs should I budget for on top of the deposit?
NSW transfer duty (stamp duty), conveyancing, building and pest inspections, strata reports for units and lenders mortgage insurance if you borrow more than 80% of the value. First home buyers may pay less duty under NSW rules. The calculators on our site give you a starting figure.
Nearby suburbs
General information only. This page provides general information and doesn't take into account your objectives, financial situation or needs. Consider whether it's appropriate for you and seek advice before making a decision. Market figures are a guide only and change over time. Past movements in values and rents don't predict future results.
Time Home Loans Pty Ltd ACN 161 695 012, Credit Representative 529395 is authorised under Australian Credit Licence 384324.