Kingsford suburb intelligence · all Sydney suburbs · building dossier
2 bed · 1 bath · 2 car · Apartment / Unit
The campaign was withdrawn before a sale was published.
Your buyer evidence guide
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-09-15The strata scheme
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 1963No dated campaign events are available here. That does not establish that the asking price or agent has never changed.
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
Confidence: Low — based on 79 comparable auction sales (5 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: building age, land value · the model's typical miss is ~11% against published results — every hit and miss
| Address | Config | Sold | When |
|---|---|---|---|
| 12A/60 Harbourne Rd | 2 bd · 1 ba | $920k | June 2025 |
| 6/35 Borrodale Rd | 2 bd · 1 ba | $1.2M | Mar 2025 |
| 6/35 Borrodale Rd | 2 bd · 1 ba | $1.2M | Mar 2025 |
| 16/133 Bunnerong Rd | 2 bd · 1 ba | $930k | Feb 2025 |
| Unit 6/54 Middle St | 2 bd · 1 ba | $1.09M | Dec 2024 |
| 21/75 Bunnerong Rd | 2 bd · 1 ba | $1.1M | Nov 2024 |
flood exposure 30% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 60 — around sydney average · 2 min walk to Kingsford Light Rail · ~28 min light rail to the CBD · light rail ~every 8 min at peak
These are due-diligence prompts, not a verdict on this property.
$800/wk median live asking rent for 2-bed homes in Kingsford (3 live rental listings on agency websites, this week's sweep).
$800–$985/wk is what 2-bed units in 2032 actually transact for (middle half of 101 bonds lodged, Q2 2026 · median $850/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $568 → $798/wk · -1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2032, 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.
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q2 $1248k (4) · 2024Q3 $960k (12) · 2024Q4 $1095k (5) · 2025Q1 $1200k (5)
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.
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 22 Aug 2026 | Withdrawn | withheld | Agents and Co Property Group |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Kingsford or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 66 days.
62% sold within three months of the scheduled auction.
1,545 withdrawn-then-sold homes across Sydney. We don't publish a price figure for withdrawn homes: the measured gap is too unstable to stand behind, and a number we can't defend is worse than none. Based on withdrawn homes that later sold. Homes that never sold aren't in the figure — withdrawal sometimes means a private deal was already done, and sometimes means the listing simply ended.
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.
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.
Strata plan SP418 registered 1963 — the building is at least 63 years old · 12 lots in the scheme.
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.
2026-09-28 — Development site — listing's own words: "STCA" (136 Botany Street, Kingsford, NSW 2032) (listing rea-152462536 (rea), first seen 2026-09-28)
2026-09-23 — Development site — listing's own words: "STCA" (698 Anzac Parade, Kingsford, NSW 2032) (listing rea-152410864 (rea), first seen 2026-09-23)
2026-09-17 — Development site — listing's own words: "STCA" (22 Walenore Avenue, Kingsford, NSW 2032) (listing rea-152373364 (rea), first seen 2026-09-17)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
Rainbow St PS (primary) · Randwick HS (secondary)
7 primary schools within 2 km · ICSEA ~1084 — 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.
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.