The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Ray White Park Coast East · last observed 14 Nov 2026
← swipe · 10 photos
Currently listed — $2,800,000
3 bed · 2 bath · 2 car · House
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
- asking $2.8M
- auction: Withdrawn ( Ray White Park Coast East)
- 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.
- The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
- 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.
NO CONFIDENT READ
The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 4/2A Frenchmans Rd | 3 bd · 2 ba | $2.3M | Sept 2025 |
| 24 Frenchmans Rd | 3 bd · 1 ba | $2.33M | June 2025 |
| 2/183 Clovelly Rd | 3 bd · 1 ba | $2.35M | June 2025 |
| 1/89 Dangar St | 3 bd · 2 ba | $2.52M | June 2025 |
Suburb risk flags
flood exposure 52% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 41 — around sydney average · 1 min walk to Randwick Light Rail · ~25 min light rail to the CBD · light rail ~every 8 min at peak
Where every number comes from
- Comps: published Domain auction results for Randwick — 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
What changed recently?
- 8 Oct 2026 listed by the agency (portal date)
- 7 Nov 2026 auction: Withdrawn ( Ray White Park Coast East)
- 11 Nov 2026 asking $2.8M
- 15 Nov 2026 on market 37 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
37 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, Randwick · postcode 2031
$1315–$2100/wk is what 3-bed houses in 2031 actually transact for (middle half of 15 bonds lodged, Q2 2026 · median $1600/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1100 → $1500/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2031, 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 7 Nov 2026 | Withdrawn | withheld | Ray White Park Coast East |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Randwick, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 10/165 Avoca Street | by 9 Nov 2026 | $1,085,000 | 2 | Laing+Simmons |
| 1/107 Alison Road | 6 Nov 2025 | $1,135,000 | 2 | 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
$2,775,000
1a Keysor Road
Pagewood · 2.8 km away
4 bed · 5 bath · 2 car
$2,750,000
160 Mount Street
Coogee · 1.4 km away
3 bed · 1 bath
▼ Reduced 5.2% · $150k · 3 days ago
$2,750,000
31 Denison Street
Bondi Junction · 2.7 km away
4 bed · 2 bath
$2,700,000
105 Newland Street
Bondi Junction · 2.7 km away
4 bed · 2 bath · 1 car
$2,700,000
19 Lawson Street
Bondi Junction · 2.7 km away
4 bed · 2 bath · 1 car
$2,700,000
1/21 Rowe Street
Woollahra · 2.9 km away
4 bed · 3 bath · 2 car
▼ Reduced 6.9% · $200k · 4 weeks ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Randwick 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 — what happens next
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.
1,548 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.
What's changing in Randwick — recent local signals
2026-11-06 — DA-approved site — listing's own words: "DA approved" (3 Titania Street, Randwick, NSW 2031) (listing rea-152783944 (rea), first seen 2026-11-06)
2026-11-04 — Development site — listing's own words: "STCA" (60 & 60A Avoca Street, Randwick, NSW 2031) (listing rea-152839664 (rea), first seen 2026-11-04)
2026-10-19 — Development site — listing's own words: "STCA" (114 Alison Road, Randwick, NSW 2031) (listing rea-152669592 (rea), first seen 2026-10-19)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Rainbow St PS (primary) · Randwick HS (secondary)
6 primary schools within 2 km · ICSEA ~1112 — 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 Randwick — 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.