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 2026-09-15No 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 119 comparable auction sales (15 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: land value · the model's typical miss is ~10% against published results — every hit and miss
| Address | Config | Sold | When |
|---|---|---|---|
| 13/8 Jaques Av | 1 bd · 1 ba | $1.32M | Sept 2025 |
| 16/177-179 Glenayr Av | 1 bd · 1 ba | $640k | May 2025 |
| 51/136-138 Curlewis St | 1 bd · 1 ba | $801k | May 2025 |
| 2/49-51 Roscoe St | 1 bd · 1 ba | $1.38M | May 2025 |
| 11/100 Warners Av | 1 bd · 1 ba | $1.3M | May 2025 |
crime index: 48 — around sydney average · 35 min walk to Bondi Junction · ~8 min train to the CBD · trains ~every 4 min at peak
These are due-diligence prompts, not a verdict on this property.
$700–$950/wk is what 1-bed units in 2026 actually transact for (middle half of 199 bonds lodged, Q2 2026 · median $830/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $702 → $1000/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2026, 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):
2024Q4 $1293k (19) · 2025Q1 $1460k (13) · 2025Q2 $1330k (11) · 2025Q3 $1200k (3)
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 |
|---|---|---|---|
| 28 Mar 2026 | Sold prior | $1,350,000 | — |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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.
2026-08-17 — Development site — listing's own words: "development opportunity" (10-12 Campbell Parade, Bondi Beach, NSW 2026) (listing rea-149281824 (rea), first seen 2026-08-17)
2026-08-17 — Landbank / amalgamation — listing's own words: "amalgamat" (5/58 Campbell Parade, Bondi Beach, NSW 2026) (listing rea-149739412 (rea), first seen 2026-08-17)
2026-08-14 — Sold in one line — listing's own words: "in one line" (101/134 Campbell Parade, Bondi Beach, NSW 2026) (listing rea-150602336 (rea), first seen 2026-08-14)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
Bondi Beach PS (primary) · Rose Bay SC (secondary)
5 primary schools within 2 km · ICSEA ~1137 — 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 Bondi Beach — addresses near a boundary can differ. 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.