Currently listed
3 bed · 2 bath · 2 car · ApartmentUnitFlat
◆ Found on Sydney Sotheby's International Realty's own website, and not on the major portals when we last checked. The price and details above are as that agency published them — off-portal stock most buyers never see, and a single source rather than two agreeing.
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 58 comparable auction sales (2 of this exact configuration) · model runs ±20% for this configuration · confidence held at Low — under 20 same-configuration sales · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 16 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 28 Aug 2026 on market 11+ days — first tracked by us, a lower bound
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 4/8 Bellevue Rd | 3 bd · 2 ba | $4.2M | June 2025 |
| 1/2 Birriga Rd | 3 bd · 1 ba | $1.29M | Mar 2025 |
| 3/2A Birriga Rd | 3 bd · 1 ba | $1.48M | Nov 2024 |
| 3/151 Victoria Rd | 3 bd · 1 ba | $1.55M | Nov 2024 |
Suburb risk flags
crime index: 20 — below sydney average · 16 min walk to Double Bay Wharf · ~20 min ferry to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Bellevue Hill — 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
⏱ Days on market — this campaign
11 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, Bellevue Hill · postcode 2023
$1200–$1925/wk is what 3-bed units in 2023 actually transact for (middle half of 23 bonds lodged, Q2 2026 · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $672 → $1000/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2023, 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.
Growth trend — Bellevue Hill units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q1 $1395k (5) · 2024Q2 $1278k (4) · 2024Q3 $1305k (5) · 2024Q4 $1418k (8)
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.
Construction risk — what no listing tells you
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.
The building — its registered strata scheme
Strata plan SP95655 registered 2019 — the building is at least 7 years old · 10 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.
What's changing in Bellevue Hill — recent local signals
2026-04-29 — Education invest — 5 VICTORIA ROAD BELLEVUE HILL 2023 ($4014k) (institutional-signals.json (PAN-633588, OnlineDA))
2026-03-30 — Education departure — 29-53 VICTORIA ROAD BELLEVUE HILL 2023 (institutional-signals.json (PAN-622670, OnlineDA))
2026-03-23 — Education invest — 29-53 VICTORIA ROAD BELLEVUE HILL 2023 ($8182k) (institutional-signals.json (PAN-620355, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Bellevue Hill PS (primary) · Rose Bay SC (secondary)
6 primary schools within 2 km · ICSEA ~1142 — 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 Bellevue Hill — 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.