Inner Sydney

Conveyancing in Barangaroo.

Barangaroo South was built on land the public still owns. The Barangaroo Delivery Authority's 2010 to 2011 annual report records that the project development agreement makes all commercial, retail and residential buildings on Barangaroo South subject to 99 year leases, and guarantees that the land title there always remains in public ownership. 

So a contract for an apartment here can be for a leasehold interest rather than freehold, with the land underneath staying with the State, whose Barangaroo functions passed to Infrastructure NSW on 1 July 2019. What the lease says, and how long it has left to run, is the first question a Barangaroo contract raises.

Prepared reviews your contract for sale and the documents prescribed to be attached to it against what Barangaroo actually raises. Whether the title documents show a leasehold interest, and what the lease requires of you. Which State planning policy and concept approval the section 10.7 certificate names, rather than Sydney LEP 2012. Whether the building takes recycled water from the licensed Barangaroo scheme, and who bills for it. What the certificate says about land that includes the former Millers Point gasworks. You get answers you can act on before the cooling off period runs out.

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Barangaroo at a glance

Postcode
2000
Council
City of Sydney
Water utility
Sydney Water (confirm by address), plus a licensed recycled water scheme
Most common dwelling
Flat or apartment

Authorities for Barangaroo

Check it yourself

Links to government and third-party sites. We do not control what they publish, and the section 10.7 certificate and the documents attached to the contract for the specific property remain the source of truth.

About Barangaroo

Barangaroo is the 22 hectare precinct on the western waterfront of the CBD, between Hickson Road and the harbour. It runs from Barangaroo South, the towers at the southern end, through Central Barangaroo to Barangaroo Reserve on the headland. Barangaroo station on Sydney Metro opened to passengers on 19 August 2024. The station is in Central Barangaroo, the stage between the towers and the Reserve that is still to be built, with a 1.85 hectare Harbour Park planned at its centre.

The precinct takes its name from Barangaroo, a Cammeraygal woman and leader of the Eora Nation, and the Gadigal people are the traditional custodians of the land. Barangaroo Reserve, formerly called Headland Park, opened on 22 August 2015: six hectares designed by Peter Walker with Johnson Pilton Walker, built from about 10,000 blocks of sandstone excavated on site to bring back a shoreline that industrial use had erased. At the other end, One Barangaroo, the Crown Sydney tower, was approved in June 2016 with residences, a hotel, restricted gaming, retail and car parking, and its 2015 development agreement provides for the hotel to sit on a 99 year lease of its own.

What the market here means for your contract

At the 2021 Census, Barangaroo had 220 residents and 239 private dwellings, of which 104 were occupied and 111 were unoccupied on Census night. Flats or apartments made up 95.2% of occupied private dwellings, and no separate houses, terraces or townhouses were recorded. Of occupied private dwellings, 62.5% were rented, 15.4% owned with a mortgage and 17.3% owned outright. Two bedroom homes were the largest group at 53.6%. The ABS adjusts small counts for privacy, so these figures do not add exactly, and the count is a snapshot of a precinct still being built.

The practical effect is that a Barangaroo conveyancing file is a strata file, and in Barangaroo South one that can sit on a lease. That puts the weight on the section 184 certificate, the by-laws, the capital works fund plan and the owners corporation records, and alongside them on the title search and any lease attached to the contract: its term, the payments it requires, and any consent needed to transfer. In a tower that combines homes with a hotel, offices or retail, the documents can also include a strata management or building management statement that shares costs between the parts of the building.

Before you sign

In New South Wales you get 5 business days to cool off on an established home, 10 for off the plan, and none at all at auction. If you agree to waive the cooling off period and provide a 66W Certificate then no cooling off applies as well.

That is the whole window. If the property is going to auction, the review has to happen before you raise your hand, and it costs you nothing to have it done. There is no reason to be the person who finds out afterwards.

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Local detail

What we check in Barangaroo

A 99 year lease under Barangaroo South

The Barangaroo Delivery Authority's 2010 to 2011 annual report says the project development agreement allows Lend Lease to develop leasehold buildings on Barangaroo South, with all commercial, retail and residential buildings there subject to 99 year leases, and guarantees that the land title always remains in public ownership. In a 2022 submission to the Legislative Council's Select Committee on Barangaroo Sight Lines, Lendlease said that under that agreement it was granted, through its nominee, a 99 year lease over the Stage 1 land. Whether a particular apartment is held under a lease is shown by the title search and the documents attached to the contract for that lot, not by the suburb. We read the term remaining, the rent or other payments, any restriction on use or transfer, and what happens when the term ends, and flag anything you should raise with your lender.

A State policy, not Sydney LEP 2012

The City of Sydney's planning controls map treats Barangaroo as its own area, governed by the State planning policy for Eastern Harbour City precincts rather than Sydney Local Environmental Plan 2012, with the Minister for Planning as consent authority for larger development. Infrastructure NSW's March 2026 environmental assessment for the Hickson Road South upgrade describes Barangaroo as a State significant precinct under that policy, zoned B4 Mixed Use with RE1 Public Recreation land. Over that sits the Barangaroo Concept Plan, MP06_0162, approved on 9 February 2007 under the former Part 3A and modified many times since. The most recent determination we found is Modification 9, approved on 14 February 2025. We read which instrument, zone and approvals the section 10.7 certificate for the address names.

Recycled water from a licensed scheme

Barangaroo has its own recycled water scheme licensed under the Water Industry Competition Act 2006. IPART's scheme approval 25_031SA, in force from 1 March 2025 and first granted on 28 February 2015, authorises recycled water made from sewage for toilet flushing, irrigation, cold water clothes washing, car washing, fire testing and cooling towers, and does not authorise drinking water. CPE Barangaroo Recycled Water Pty Ltd holds retailer licence 25_050R from the same date. IPART records that the scheme was first licensed to a Lend Lease company, has operated commercially since April 2016, and was sold in 2023. We check whether the building takes recycled water, who bills for it, and what the strata records say about the arrangement.

Former gasworks and a lifted declaration

The Barangaroo Delivery Authority recorded that the former Millers Point gasworks covered about two hectares of the 22 hectare precinct plus part of Hickson Road, and that the site was declared a remediation site under the Contaminated Land Management Act 1997 in May 2009. A December 2021 assessment report for Central Barangaroo records that on 18 June 2020 the EPA issued notice 20204418 saying declaration 21122, which covered part of that site, was no longer in force and that it was satisfied the declaration area was no longer contaminated. A section 10.7 certificate reports contamination only in the terms of section 59(2) of that Act, such as a site audit statement given to the council, and does not record a former gasworks use. We read what the certificate says and point you to the EPA record of notices as a separate search.

Central Barangaroo is still being planned

Modification 9 to the concept plan, approved by the Minister on 14 February 2025, increased maximum building heights and floorspace and revised the block layouts for Blocks 5, 6 and 7 in Central Barangaroo. The Independent Planning Commission approved a first stage of early works on Hickson Road on 29 January 2025. Aqualand's May 2025 report for the second stage describes about 277,400 cubic metres of bulk excavation over about 28 months, with separate applications for the buildings still to be prepared. For an apartment near the site, we check what the concept plan now allows next door, and what the contract and strata records say about construction works and any approvals still to come.

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How it works in 3 steps

Step 1

Upload your contract

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Step 2

Same business day review

In before 2pm, back before you need it.

We’ll send you a free legal review to help you understand what matters, what to watch for and what to do next.

Step 3

Your call

Walk away, or have us run the matter through to PEXA settlement for $1,900 incl. GST fixed.

Either is fine with us.

How we help in Barangaroo

Contract for sale reviews

Before you sign anything, we review the contract for sale and explain the terms, special conditions and risks that could affect your purchase.

Prescribed documents and the 10.7 certificate

The documents attached to the contract carry the section 10.7 planning certificate, the title and plan, the sewerage diagram, easements and restrictions, and for strata the scheme documents and by-laws. We explain what they mean and flag anything that deserves a closer look.

Property conveyancing

Buying or selling, we manage the legal transfer of ownership, prepare the documents and coordinate every party through to settlement.

Settlement and statement of adjustments

We prepare and check settlement figures, including council rates, water rates, strata levies and other adjustments, so nothing is wrong on the day.

Electronic settlement

Land dealings in New South Wales must be lodged electronically, and certificates of title were cancelled in October 2021. We run the whole process securely and keep you informed at each step.

Strata due diligence

Buying an apartment or townhouse means buying into a strata scheme. We review the section 184 certificate, the records, financial statements, by-laws, the capital works fund, maintenance obligations and any known issues.

Easements, covenants and title restrictions

We explain everything affecting the title, including easements, restrictions on the use of land and positive covenants created by a section 88B instrument, caveats, mortgages and other registered interests that could limit what you do with the property.

Transfer duty and land tax clearance

We calculate your duty, prepare the documents and lodge everything with Revenue NSW, and we obtain the land tax clearance certificate so an unpaid charge on the land does not follow you.

See everything we handle across Inner Sydney

Why Prepared

Anyone can offer a free review. What matters is what comes back, and who wrote it.

 

Speed

Same-day contract reviews. While others wait on a callback, you are at the next inspection ready to offer.

Expertise

Your contract is reviewed by experienced Australian property lawyers who understand the local property market. In Barangaroo that means reading the lease behind a Barangaroo South apartment, which State planning policy and concept approval the certificate names, and whether the building takes recycled water from the licensed scheme, not a generic checklist.

Fixed fee

One price for the conveyancing, published before you commit. No hourly billing, no surprises on the invoice, and no charge at all for the review that got you there.

What it costs

Nothing to have it read. One price if you go ahead.

Most conveyancers charge for a review, or ask you to request a quote before they will tell you anything at all. Here is the whole thing, so you can compare without making a phone call.

Free

Contract review

No obligation, as many properties as you need for your first 90 days, then $49 a review. Back in 4 business hours.

$1,900

Full conveyancing, buying

Incl. GST, fixed. Contract through to PEXA settlement, adjustments and duty lodgement.

$300

Selling, and it does not sell

Professional fees only, plus the cost of any searches already ordered. You are not billed for a settlement that never happened.

Government charges, searches and transfer duty are payable in addition and are set by the State, not by us. We tell you the total before you instruct.

Start with the free review

Common questions

Are Barangaroo apartments freehold or leasehold?

Barangaroo South was developed on a leasehold basis. The Barangaroo Delivery Authority's 2010 to 2011 annual report records that all commercial, retail and residential buildings on Barangaroo South are subject to 99 year leases and that the land title remains in public ownership. Whether a particular lot is held under a lease, and how long that lease has to run, is shown by the title search and the documents attached to the contract for that address.

Which council is Barangaroo in?

Barangaroo is in the City of Sydney local government area, but its main planning controls are State controls. The City of Sydney lists the State planning policy for Eastern Harbour City precincts, not Sydney LEP 2012, as the instrument for Barangaroo, and the Minister for Planning as consent authority for larger development. The Barangaroo Concept Plan, MP06_0162, also applies, and Infrastructure NSW has been the State agency responsible for Barangaroo since 1 July 2019.

Is there a metro station in Barangaroo?

Yes. Barangaroo station on the Sydney Metro opened to passengers on 19 August 2024, when services began on the new city section of the M1 line. The station is in Central Barangaroo beside Hickson Road, a short walk from the Barangaroo South towers, and was first announced in June 2015.

Buying or selling in Barangaroo?

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