← Board · Balgowlah — prices, sales, schools, crime

404 Sydney Road, Balgowlah

Strata plan SP102294 · 18 lots (NSW Strata Hub) · registered 2021-03-19 (age floor) · VG property id 4352436

This building has 19 recorded sales since 2018; 100% of its 5 tracked resales sold above the owner's purchase price; 1 of its 18 lots are for sale right now; and an in-force Building Commission order stands over the building. Every figure below is a government record with its source named — and the last section lists what the public record cannot tell you.

On the market now

105/404 Sydney Road, Balgowlah NSW 2093 1 bed Auction Tue 15 September at 6pm In Room 12d on market

Building Commission order

An in-force NSW Building Commission rectification order stands over this building, issued 2025-01-16 — Building Work Rectification Order for HPG Balgowlah Project Pty Ltd. Read the order on the public register →

Measured on the register × sales corpus: buildings under an in-force order settle around 10% below comparable stock, and the study found the haircut does not heal when the order lifts. Our price estimates for this building carry that adjustment — an official public record, stated factually, not a verdict on any individual home.

Every sale in this building

19 priced transfers on the public record since 2018 (sales before the 2021 registration are off-the-plan contracts, dated at signing). Across 5 same-unit resales, owners held a median 3.2 years and 100% sold above what they paid (median +3.9%/yr gross — price only, before costs and any renovation).

In the last three years, 3 lots changed hands — 17% of the scheme's 18 lots. Trailing 36 months of VG transfers ÷ registered lot count.

Unit 302$2.23M2026-06-03

Unit 102$1.98M2024-11-01

Unit 202$1.95M2024-03-12

Unit 203$1.9M2023-03-23

Unit 302$1.9M2021-05-11

Unit 304$2.25M2021-04-09

NSW Valuer General bulk property sales information (CC-BY), every lot sharing this building's property id; unit labels are the register's own strings. Transfers under 3 months apart are excluded as double entries; growth figures are gross price movements, not returns.

What units here actually rent for

1-bed$615–$750/wkmedian $68529 bonds, Q2 2026

Real transacted rents — every residential bond lodged in postcode 2093 (NSW Fair Trading, CC-BY). Postcode is the finest geography the source publishes; the middle half (25th–75th percentile) is shown because identical floor plans in one building can lease hundreds apart.

Photo-read condition

1 of the building's photographed live listings read as: renovated. Read by AI from each listing's own marketing photos — a photo signal, not an inspection; cameras see nothing of plumbing, wiring, waterproofing or the strata record.

Nearby buildings with dossiers

72 Wanganella St14 sales · 18 lots

447 Sydney Rd14 sales · 100% of resales above purchase

323 Sydney Rd13 sales

1 Sylvan Ave105 sales · 60% of resales above purchase

398 Sydney Rd20 sales · 17 lots · 67% of resales above purchase

What this dossier cannot tell you

Stated so a gap never reads as a clean bill (rule 7's positive form — silence is not evidence):

The strata books. Levies, the capital-works (sinking) fund, insurance, AGM minutes, and any defect claims in progress are not public records. Only a strata report — a paid inspection of the owners corporation's own books — has them. If you are serious about a unit here, buy that report; nothing on this page substitutes for it.
When the building was actually completed. The 2021 registration date is a floor — the scheme existed by then. Occupation certificates aren't in our sources; a conveyancer can obtain them.
Bedrooms on sales records. The Valuer General publishes no bedroom counts, so the sales above are every configuration pooled — a $732k sale and a $1.38M sale may be different-sized homes, not a price swing.
This building's own rents. Bond data is postcode-grain — the ranges above are the area's real transactions, not this building's ledger.
Anything behind the photos. Condition reads come from marketing photos and are unvalidated against outcomes — they see no plumbing, wiring, waterproofing, or the strata record.
Why any individual vendor is selling. The patterns above are the building's record; no line on this page is a claim about a particular home or owner.

© State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au. VG figures: NSW Valuer General bulk property sales information (CC-BY). Every fact above names its source; where a source doesn't cover this building, the section doesn't appear.