The listing we observed
2 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Michael Hallit · last observed 21 Oct 2026← swipe · 9 photos
Currently listed — $1,500,000
2 bed · 1 bath · 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 $1.5M
- 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.
- The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer 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: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 8 Reserve St | 2 bd · 1 ba | $1.85M | July 2025 |
Suburb risk flags
crime index: 45 — around sydney average · 18 min walk to Lilyfield Light Rail · ~22 min light rail to the CBD · light rail ~every 6 min at peak
Where every number comes from
- Comps: published Domain auction results for Annandale — 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?
- 6 Oct 2026 first tracked by our radar (the portal doesn't publish its list date)
- 11 Oct 2026 asking $1.5M
- 22 Oct 2026 on market 15+ 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.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
15 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, Annandale · postcode 2038
$908–$1050/wk is what 2-bed houses in 2038 actually transact for (middle half of 16 bonds lodged, Q2 2026 · median $988/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $805 → $1000/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2038, 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.
Agencies' own published sales nearby — Annandale, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 21 Piper Street | 3 Dec 2025 | $2,695,000 | 3 | Harris Partners |
| 406 Young Street | 31 Oct 2025 | $2,675,000 | 3 | Harris Partners |
| 15 Rose Street | 15 Aug 2024 | $1,980,000 | 2 | Harris Partners |
| 130 Young Street | 23 July 2024 | $2,240,000 | 3 | Harris Partners |
| 67 Ferris Street | 27 July 2023 | $1,375,000 | 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
$1,500,000
181 Young Street
Annandale
2 bed · 1 bath · 1 car
▼ Reduced 6.3% · $100k · today
$1,500,000
20 Ferndale Street
Newtown · 1.9 km away
2 bed · 1 bath
$1,500,000
10 Wilford Street
Newtown · 1.9 km away
2 bed · 1 bath
New · 6 days ago
$1,490,000
3 Campbell Street
Glebe · 1.4 km away
1 bed · 1 bath · 0 car
$1,525,000
2/30 Norton Street
Glebe · 1.4 km away
2 bed · 1 bath · 1 car
▲ Raised 5.2% · $75k · 10 days ago
$1,450,000
162 Marion Street
Leichhardt · 1.3 km away
3 bed · 1 bath
▼ Reduced 6.5% · $100k · 4 weeks ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 2, asking within 20% of this one, in Annandale 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 Annandale — recent local signals
2026-10-15 — Development site — listing's own words: "STCA" (293 Young Street, Annandale, NSW 2038) (listing rea-152639092 (rea), first seen 2026-10-15)
2026-10-01 — Development site — listing's own words: "STCA" (22 View Street, Annandale, NSW 2038) (listing rea-152497044 (rea), first seen 2026-10-01)
2026-08-28 — Development site — listing's own words: "STCA" (186 Young Street, Annandale, NSW 2038) (listing rea-152179464 (rea), first seen 2026-08-28)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Annandale NPS (primary) · SSC Blackwattle Bay (secondary)
8 primary schools within 2 km · ICSEA ~1117 — 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 Annandale — 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.