10 Flagstaff St · Gladesville NSW 2111

Currently listed — $2,100,000 ▼ Reduced 2.3% · $50k · 2 cuts

3 bed · 2 bath · 2 car · House · 418 m² land

Asking price cut 2.3% ($50k, from $2,150,000 to $2,100,000) 5 weeks ago — the 2nd cut of this campaign. The vendor has already moved once: negotiate below the NEW asking, not at it.

View the live listing →

Rent evidence — asking vs transacted, Gladesville · postcode 2111

$880–$1250/wk is what 3-bed houses in 2111 actually transact for (middle half of 29 bonds lodged, last 12 mo · median $1080/wk — NSW Fair Trading, CC BY).

2019Q1 → 2026Q2: $750 → $1200/wk · +20% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2111, 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.

Land — for a house, the land is the asset

418 m² · up to ~314 m² of floor space under the current FSR (a guide — setbacks and height also apply)

A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.

Development potential — how The Council of the Municipality of Hunters Hill treats the work you might do

Refuses 18.92% of the development applications it decides (determinations to Nov 2023).

The full outlook — every category with confidence ranges, which plan elements come unstuck, and the heritage effect by category — is under Explore the area.

Published auction results at this address

From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.

Agencies' own published sales nearby — Gladesville, around 3 beds

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

The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Gladesville 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.

It passed in — what happens next — the question the listing stops at

Across Sydney, homes that passed in and later sold went for about 7% less than comparable homes that sold under the hammer.

Half sold within 33 days, 75% within three months.

Like-for-like within bedroom and property-type groups · 47 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.

Planning & zoning — R3 Medium Density Residential

Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.

Height limit 8.5m (≈ 2 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.

Floor space ratio 0.75:1 — the maximum gross floor area you can build is 0.75:1 times the site area. On this 418 m² block that's up to ~314 m² of floor space (a guide — clause exceptions, setbacks and height limits also apply).

Registered lot 21/DP835716 — The registered plan lot at this address's geocoded point (NSW cadastre). On semis, duplexes and recent subdivisions the registered lot can be the parent parcel — the portal's advertised land size can differ legitimately.

Zone R3 (Medium Density Residential) under the HUNTERS HILL LEP, as recorded against this property in the NSW Valuer General's valuation record — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.

Development outlook — how often The Council of the Municipality of Hunters Hill has refused this kind of work

Across all application types The Council of the Municipality of Hunters Hill refused 18.92% (14.31–24.58%) of the 222 development applications it decided.

Where these applications come unstuck

The refusal rate above says how strict the council is. This says which part of a plan is exposed — measured across all 192,284 NSW development applications, not just this council. Each is an association: plenty of applications carrying these elements are approved, and nothing here is a verdict on a proposal you haven't made yet.

• Alterations & additions — a new vehicle crossing cut into the front boundary (refused 7.27% vs 2.59% for this kind of work generally — 2.8×, on 220 applications); excavation or a new lower level (refused 6.71% vs 2.54% for this kind of work generally — 2.64×, on 611 applications)
• Off-street parking — a new vehicle crossing cut into the front boundary (refused 8.45% vs 2.42% for this kind of work generally — 3.49×, on 284 applications)
• Pool, deck or fence — excavation or a new lower level (refused 6.22% vs 1.61% for this kind of work generally — 3.88×, on 659 applications); full demolition and rebuild (refused 4.97% vs 1.6% for this kind of work generally — 3.12×, on 965 applications)
• Knock down & rebuild — excavation or a new lower level (refused 25.78% vs 9.36% for this kind of work generally — 2.75×, on 256 applications); full demolition and rebuild (refused 19.91% vs 10.46% for this kind of work generally — 1.9×, on 221 applications)

Determinations lodged on the NSW Planning Portal up to Nov 2023 — the published dataset stops there, so this is a record of how the council has behaved, not a forecast and not a statement about any particular application. Rates cover development applications only; modifications and reviews of an earlier decision are excluded. A rate is shown only where at least 30 applications were decided — below that the counts are given instead, because a percentage from a handful of decisions is not a fact about a council. "Approved with conditions" is a consent, not a refusal, and is never counted as one.

Development applications — at & near this address

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.

What's changing in Gladesville — recent local signals

2026-10-23 — Development site — listing's own words: "STCA" (41 Western Crescent, Gladesville, NSW 2111) (listing rea-152721736 (rea), first seen 2026-10-23)

2026-10-07 — Development site — listing's own words: "STCA" (18 Amiens Street, Gladesville, NSW 2111) (listing rea-152558664 (rea), first seen 2026-10-07)

2026-10-07 — Development site — listing's own words: "development site" (47 Westminster Road, Gladesville, NSW 2111) (listing rea-152552556 (rea), first seen 2026-10-07)

Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.

School catchments

Gladesville PS (primary) · Riverside GHS (secondary)

3 primary schools within 2 km · ICSEA ~1107 — 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.

Green space nearby

Protected public recreation land within 500 m

Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.

Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 1000 m. Private land: green outlook, not public open space.

Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.