Currently listed
2 bed · 1 bath · 1 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 28 comparable auction sales (9 of this exact configuration) · model runs ±12% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 28 May 2026 listed by the agency (portal date)
- 27 Aug 2026 on market 91 days — portal listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1/93 St Thomas St | 2 bd · 1 ba | $1.35M | Mar 2025 |
| 3/299-303 Clovelly Rd | 2 bd · 1 ba | $1.29M | Dec 2024 |
| 5/11A Barry St | 2 bd · 1 ba | $1.58M | Nov 2024 |
| 3/95 St Thomas St | 2 bd · 1 ba | $1.73M | Sept 2024 |
| 4/18-20 Ocean St | 2 bd · 1 ba | $2.04M | Mar 2024 |
Suburb risk flags
crime index: 41 — around sydney average · 26 min walk to Randwick Light Rail · ~25 min light rail to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Clovelly — suburb × configuration matches, not hyper-matched to this address
- Evidence trail: tracked by our radar from portal listings, web-archive checks and published auction results — each entry dated
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
⏱ Days on market — this campaign
91 days since our daily sweep first saw this listing.
The portal's own campaign may have started slightly earlier than our first sighting. Longer campaigns tend to mean more negotiating room — the board's "Longest listed" sort exists for exactly that reason.
Local rents — postcode 2031 units, new tenancies
$900/week median new-tenancy unit rent in 2031 (2026Q2, 545 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Clovelly units at auction
Not enough Clovelly unit auctions on record to show a trend — this fills in as the archive grows.
Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.
Planning & zoning — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Zone R3 (Medium Density Residential) under the RANDWICK LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~66 m · 24 Cliffbrook Parade Clovelly 2031 | Residential Flat Building, Alterations And Additions To Residential Development · 4 new dwellings | Determined | not on record | $1.99M | 2021-08-19 |
| ~72 m · 39 Melrose Parade Clovelly 2031 | Other | Determined | Approved | — | 2021-07-20 |
| ~84 m · 41 Melrose Parade Clovelly 2031 | Pools / Decks / Fencing, Demolition, Multi-Dwelling Housing · 3 new dwellings | Determined | not on record | $3.44M | 2022-12-28 |
| ~95 m · 364-366 Clovelly Road Clovelly 2031 | Dual Occupancy, Alterations And Additions To Residential Development · 2 new dwellings | Determined | not on record | $60k | 2021-01-15 |
| ~99 m · 32 Cliffbrook Parade Clovelly 2031 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $31k | 2025-09-18 |
| ~115 m · 36 Cliffbrook Parade Clovelly 2031 | Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation | Under Assessment | not on record | $3.98M | 2026-01-15 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
Construction risk — what no listing tells you
Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).
Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.
We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.
The building — its registered strata scheme
Strata plan SP1303 registered 1965 — the building is at least 61 years old · 6 lots in the scheme (small scheme — levies and decisions shared among few owners).
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © 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.
School catchments
Clovelly PS (primary) · Randwick HS (secondary)
5 primary schools within 2 km · ICSEA ~1130 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. Verify the exact address at School Finder. Intake zones cover government schools only.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint market-conditions readout, live median, clearance trend and the price model — at aipropertyeye.com. No sign-up for the suburb check; the full board is 7 days free.
Data from published auction results (Domain) and live portal listings. Estimates are never valuations or financial advice. Own this home and want a result corrected? hello@aipropertyeye.com.