Thinking about buying your first home in Mosman (2088)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Mosman is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Mosman a good suburb to buy in 2026?
Mosman (2088) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
Tick the places you actually go and how often. We'll work out your typical travel time from this suburb, so you can compare suburbs against the trips you really do.
Your typical trip from hereTick a destination below
14 min
10 min
55 min
33 min
34 min
Approximate off-peak driving times: straight-line distance × a Sydney detour factor at 35 km/h. Real road times will vary. Saved on this device.
The verdict
Who it is for
Mosman suits established families and downsizers with serious budgets. The median house sits at $5,750,000, so this is not a suburb for the financially stretched. Units at $1,397,500 are more accessible and sell quickly at 42 days on market. The public secondary school scores an ICSEA of 1150, well above the national average, and all 22 nearby childcare services meet or exceed the National Quality Standard. The harbour-adjacent lifestyle, clean air, and 29 parks within 1.6 km are genuine drawcards.
Who would not love it
First home buyers are effectively locked out at the house price level, and the First Home Buyer Assistance Scheme does not apply here. The lifestyle grade of C+ is worth noting given the suburb's price premium. Nearly 29% of the postcode sits on bushfire-prone land, which is a real concern, not a footnote. If you are expecting a walkability score to match the price tag, 69 out of 100 is solid but not exceptional, and only two gyms sit within 1.6 km.
What to verify before you bid
- Check whether the specific property you are considering falls within the 28.9% of bushfire-prone land, and obtain a full Bush Fire Attack Level assessment before proceeding. - Units make up 52% of the housing stock. If buying into a strata building, obtain two years of owners corporation records and review the capital works fund balance carefully. - Confirm your home and contents insurer's bushfire loading for the postcode, as premiums in affected areas can be substantial.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Mosman?
BOCSAR · MOSMAN 2088
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K2,76012 mo to Dec 2025
VS GREATER SYDNEY−66%Below Sydney average
5-YR TREND (LGA)Mosman
Within LGA: Mosman
TOP OFFENCE CATEGORIES
THEFT65%320 reports
ASSAULT20%98 reports
AGAINST JUSTICE PROCEDURES15%72 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED41%
NON-DOMESTIC59%
Across 95 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Mosman
21
GoodAQI · NSW DCCEEW
15:03 AEST
Cammeray station · 3.0 km from centroid
12-month median:AQI 28 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
5.2µg/m³
24-hr avg
PM10i
7.2µg/m³
24-hr avg
NO₂i
1.4pphm
1hr reading
AQI · last 12 months · daily mean
Cammeray station · 365 daily points
Source: NSW DCCEEW Air Quality API↗ (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
Median weekly rent from lodged bonds. Sep 2025. Based on 122 new bond lodgements this quarter.
Rents here are at the higher end for Sydney. Higher holding costs for investors; higher savings pressure for renters.
Median weekly rent · Unit · 2 bed
$850per week
Sep 2025 · 122 bonds lodged
Quarterly trend · last 12 quarters
Nearby suburbs · same combination
Cremorne2090
$875▲$25
2.2 km away
Neutral Bay2089
$830▼$20
3.0 km away
Cammeray2062
$800▼$50
3.1 km away
Northbridge2063
$895▲$45
3.4 km away
NSW DCJ Rental Bond Board↗ · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.
DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2088
What’s in the pipeline
Development applications (DAs) lodged, assessed, or approved in Mosman over the past 12 months. Pipeline data from the NSW Planning Portal. Proposed developments may not proceed.
Active applications22
lodged or under assessment
Proposed dwellings14
0.1% of existing households
Declared value$24M
total estimated cost of works, where reported
Residential share18.0%
of active applications
24-month DA trajectory
Pipeline steady at around 22 active applications per month.
Mosman has a modest pipeline, mostly alterations rather than new builds, consistent with a largely built-out suburb.
Mosman is the primary suburb with postcode 2088 in New South Wales. In some cases multiple suburbs share the same postcode — Mosman is the main locality.
Which local government area is Mosman in?
Mosman (2088) is located in the Mosman local government area in New South Wales.
What data does Stickybeak show for Mosman?
Stickybeak shows 16 data cards for Mosman (2088) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Mosman flood prone?
Flood risk varies street by street in Mosman. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Mosman?
The Schools card on this page lists primary and secondary schools within the catchment area for Mosman (2088), including their NAPLAN performance data and distance from the suburb centre.
Is Mosman (2088) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Mosman (2088). Eligibility depends on the purchase price and your individual circumstances.
How is Mosman changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Mosman (2088) using data from NSW Planning, the ATO, and the ABS.
