The listing we observed
3 bedrooms
Listing details describe the advertised home. They do not verify its condition or approved use.
Belle Property · last observed 2 Oct 2026
Currently listed
3 bed · 2 bath · 2 car
◆ Found on Belle Property's own website, and not on the major portals when we last checked. The price and details above are as that agency published them — off-portal stock most buyers never see, and a single source rather than two agreeing.
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
The strata scheme
SP73867 · 3 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2004Planning activity nearby
5 recorded applications at or near this address
An application is not an approval or a promise that building work will happen. Location and stage matter.
NSW Planning Portal · individual records in Explore the areaWhat deserves a closer look
- first tracked by our radar (the portal doesn't publish its list date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- There is no supported price estimate to show for this home.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which nearby applications affect this home, and what stage has each actually reached?
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Suburb risk flags
crime index: 31 — below sydney average · 17 min walk to Neutral Bay Wharf · ~12 min ferry to the CBD · trains ~every 4 min at peak
Where every number comes from
- 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
What changed recently?
- 30 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 2 Oct 2026 on market 2+ days — first tracked by us, a lower bound
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- The strata scheme: registration is recorded in 2004 and has 3 lots; ask for the strata report, planned works and levies.
- 5 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
2 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.
Rent evidence — asking vs transacted, Neutral Bay · postcode 2089
$1350–$1962/wk is what 3-bed units in 2089 actually transact for (middle half of 20 bonds lodged, Q2 2026 · median $1565/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $570 → $800/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2089, all bedroom counts pooled.
Asking rents are what agents hope for; bond figures are what tenants actually signed at (NSW Fair Trading bond lodgements, CC BY). No yield % is derived here: each rent above is a different grain from this home's price, and a ratio of two grains reads as precision it doesn't have. New-tenancy rents run hotter than sitting rents. Not financial advice.
Growth trend — Neutral Bay units at auction
Measured like-for-like growth ≈ -3.3%/yr — 2-bed sold-price medians across 16 quarters (35 sales).
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.
Agencies' own published sales nearby — Neutral Bay, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 5/120 Kurraba Road | 12 Nov 2025 | $1,440,000 | 3 | Harris Partners |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
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 NORTH SYDNEY 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 |
|---|---|---|---|---|---|
| ~34 m · 9 Nook Avenue Neutral Bay 2089 | Dwelling · 1 new dwelling | Determined | Approved | $607k | 2021-12-23 |
| ~77 m · 28 Darley Street Neutral Bay 2089 | Balconies, Decks, Patios, Terraces Or Verandahs, Demolition, Alterations And Additions To Residential Development · 1 new dwelling | Deferred Commencement | Approved, with conditions | $176k | 2022-05-04 |
| ~120 m · 8 Eaton Street Neutral Bay 2089 | Demolition, Multi-Dwelling Housing · 6 new dwellings | Rejected | not on record | $2.8M | 2021-06-07 |
| ~120 m · 8 Eaton Street Neutral Bay 2089 | Erection Of A New Structure, Multi-Dwelling Housing (Terraces) · 6 new dwellings | Determined | not on record | $3.01M | 2025-04-07 |
| ~130 m · 4a Eaton Street Neutral Bay 2089 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation · 1 new dwelling | Pending Lodgement | not on record | $519k | 2026-10-01 |
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 SP73867 registered 2004 — the building is at least 22 years old · 3 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.
What's changing in Neutral Bay — recent local signals
2026-10-01 — Development site — listing's own words: "STCA" (5 Eaton Street, Neutral Bay, NSW 2089) (listing rea-152383524 (rea), first seen 2026-10-01)
2026-09-23 — Development site — listing's own words: "STCA" (17 Yeo Street, Neutral Bay, NSW 2089) (listing rea-152425000 (rea), first seen 2026-09-23)
2026-09-01 — Development site — listing's own words: "STCA" (57A Spruson Street, Neutral Bay, NSW 2089) (listing rea-152201376 (rea), first seen 2026-09-01)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Neutral Bay PS (primary) · Mosman HS (secondary)
5 primary schools within 2 km · ICSEA ~1155 — 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.