Currently listed — $1,620,000 ▼ Reduced 5.8% · $100k · 6 days ago
2 bed · 1 bath · 1 car · ApartmentUnitFlat
Asking price cut 5.8% ($100k, from $1,720,000 to $1,620,000) 6 days ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 202 comparable auction sales (61 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 18 Aug 2026 listed by the agency (portal date)
- 18 Aug 2026 asking $1.72M
- 24 Aug 2026 price cut $100k — to $1.62M
- 31 Aug 2026 on market 12 days — portal listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 4/277B Alison Rd | 2 bd · 1 ba | $1.41M | Sept 2025 |
| 10/174 Coogee Bay Rd | 2 bd · 1 ba | $1.08M | May 2025 |
| 8/205 Beach St | 2 bd · 1 ba | $1.37M | May 2025 |
| 5/73 Arden St | 2 bd · 1 ba | $1.33M | May 2025 |
Suburb risk flags
crime index: 43 — around sydney average · 23 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
- 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 Coogee — 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
12 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, Coogee · postcode 2034
$900–$1198/wk is what 2-bed units in 2034 actually transact for (middle half of 203 bonds lodged, Q2 2026 · median $1000/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $685 → $975/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2034, 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 — Coogee units at auction
Measured like-for-like growth ≈ -4.5%/yr — 2-bed sold-price medians across 15 quarters (102 sales).
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.
Similar properties — on the market now
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Coogee 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.
Planning & zoning — E1 Local Centre
A retail/commercial hub — shops and services at your door, but busier and noisier.
Zone E1 (Local Centre) under the RANDWICK LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~57 m · 242 Arden Street Coogee 2034 | Hotel Or Motel Accommodation, Advertising And Signage | Determined | not on record | $123k | 2025-04-23 |
| ~57 m · 242 Arden Street Coogee 2034 | Commercial Development, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $327k | 2025-08-13 |
| ~58 m · 50 Carr Street Coogee 2034 | Alterations And Additions To Commercial Development, Signage, Restaurant Or Cafe | Determined | Approved | $25k | 2021-04-27 |
| ~61 m · 52-56 Carr Street Coogee 2034 | Demolition, Other | Determined | Approved | $83k | 2021-10-28 |
| ~118 m · 40 Carr Street Coogee 2034 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Additional Information Requested | not on record | $113k | 2026-08-03 |
| ~134 m · 199 Arden Street Coogee 2034 | Alterations Or Additions To An Existing Building Or Structure, Kiosk | Determined | not on record | $7.42M | 2025-08-29 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
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.
What's changing in Coogee — recent local signals
2026-08-08 — South Coogee to Kingsford walking & cycling corridor (stage-zero.json (date = register entry, not decision — check stageNote for the real dates))
2026-08-08 — Kingsford–Coogee greenway concept (Warren and Mahoney) (stage-zero.json (date = register entry, not decision — check stageNote for the real dates))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Coogee PS (primary) · Randwick HS (secondary)
5 primary schools within 2 km · ICSEA ~1113 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. 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.