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

86 Spit Road, Mosman

Strata plan SP105793 · 21 lots (NSW Strata Hub) · registered 2023-03-10 (age floor) · VG property id 4473641

This building has 23 recorded sales since 2021. Every figure below is a government record with its source named — and the last section lists what the public record cannot tell you.

86 Spit Rd, Mosman has 21 strata lots. In the 2088 postcode, 1-bedroom units rent at a median of $672/wk, with the middle half of rents between $595–$725/wk. 2-bedroom units have a median of $870/wk ($758–$1072/wk for the middle half). 3-bedroom units median at $1500/wk, with the middle half between $1248–$1725/wk.

Written by AI from the government records on this page — checked figure-by-figure against them (2026-08-27). A description of the record, never advice.

Every sale in this building

23 priced transfers on the public record since 2021 (sales before the 2023 registration are off-the-plan contracts, dated at signing).

In the last three years, 16 lots changed hands — 76% of the scheme's 21 lots. Trailing 36 months of VG transfers ÷ registered lot count.

Unit 9$1.35M2025-02-14

Unit 3$2.2M2024-03-21

Unit 11$1.39M2023-12-21

Unit 12$1.37M2023-12-21

Unit 4$1.33M2023-12-21

Unit 5$1.32M2023-12-21

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$595–$725/wkmedian $67266 bonds, Q2 2026

2-bed$758–$1072/wkmedian $870112 bonds, Q2 2026

3-bed$1248–$1725/wkmedian $150023 bonds, Q2 2026

Real transacted rents — every residential bond lodged in postcode 2088 (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.

Nearby buildings with dossiers

560 Military Rd22 sales · 47 lots · 67% of resales above purchase

5 Brady St22 sales

174 Spit Rd17 sales · 54 lots · 100% of resales above purchase

15 Hale Rd84 sales · 89% of resales above purchase

2 Brady St36 sales · 127 lots · 38% 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 2023 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.
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.