The listing we observed
4 bedrooms · Townhouse
Listing details describe the advertised home. They do not verify its condition or approved use.
Connie Gerakis · last observed 8 Nov 2026← swipe · 10 photos
Currently listed — $3,200,000 ▼ Reduced 19% · $750k · 3 weeks ago
4 bed · 3 bath · 1 car · Townhouse · 219 m² land
Asking price cut 19% ($750k, from $3,950,000 to $3,200,000) 3 weeks ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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.
What deserves a closer look
- price cut $750k — to $3.2M
- asking $3.95M
- listed by the agency (portal 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 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?
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: 100 — well above sydney average · 24 min walk to Rozelle Bay Light Rail · ~20 min light rail to the CBD · light rail ~every 6 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?
- 18 Oct 2025 listed by the agency (portal date)
- 11 Oct 2026 asking $3.95M
- 23 Oct 2026 price cut $750k — to $3.2M
- 11 Nov 2026 on market 389 days — portal listing date
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
389 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, Glebe · postcode 2037
$1350/week median new-tenancy rent for townhouses in 2037 (2026Q2, 11 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $920 → $1350/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for townhouses in 2037, 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.
Land — for a house, the land is the asset
219 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Agencies' own published sales nearby — Glebe, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 7/11 Rosebank Street | 10 Nov 2025 | $1,600,000 | 3 | Harris Partners |
| 3/44 Boyce Street | 27 Sept 2025 | $550,000 | — | Harris Partners |
| 11/23-25 Cook Street | 16 Oct 2024 | $1,880,000 | 3 | Harris Partners |
| 9/44 Boyce Street | 16 July 2024 | $550,000 | — | Harris Partners |
| 57 St Johns Road | 24 Nov 2023 | $1,495,000 | — | 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.
Similar properties — on the market now
$3,300,000
69 Harris Street
Pyrmont · 1.3 km away
3 bed · 2 bath · 1 car
$2,700,000
50 Waterview Street
Balmain · 2.4 km away
3 bed · 2 bath · 1 car
The 2 listings above are on the market now: same townhouse category, within 1 bedroom of 4, asking within 20% of this one, in Glebe 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.
What's changing in Glebe — recent local signals
2026-11-05 — Development site — listing's own words: "STCA" (23 Ferry Road, Glebe, NSW 2037) (listing rea-152856712 (rea), first seen 2026-11-05)
2026-10-26 — Development site — listing's own words: "STCA" (61 Gottenham Street, Glebe, NSW 2037) (listing rea-152736788 (rea), first seen 2026-10-26)
2026-10-13 — Development site — listing's own words: "STCA" (53 Wigram Road, Glebe, NSW 2037) (listing rea-152614548 (rea), first seen 2026-10-13)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Glebe PS (primary) · SSC Balmain (secondary)
7 primary schools within 2 km · ICSEA ~1109 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
Suburb-centre approximation for Glebe — addresses near a boundary can differ. 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.