The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 38 comparable auction sales (10 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1/170 Nelson St | 2 bd · 1 ba | $755k | Mar 2025 |
| 72/268 Johnston St | 2 bd · 1 ba | $1.03M | Feb 2025 |
| 5/34 Taylor St | 2 bd · 2 ba | $1.3M | Nov 2024 |
| 26/29-31 Johnston St | 2 bd · 1 ba | $775k | Oct 2024 |
| 11/48 Nelson St | 2 bd · 1 ba | $1.03M | Sept 2024 |
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
- 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 Annandale — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Rent evidence — asking vs transacted, Annandale · postcode 2038
$748–$900/wk is what 2-bed units in 2038 actually transact for (middle half of 16 bonds lodged, Q2 2026 · median $805/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $430 → $650/wk · +13% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units 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.
Growth trend — Annandale units at auction
Not enough Annandale unit auctions on record to show a trend — this fills in as the archive grows.
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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 4 July 2026 | Sold prior | withheld | Laing+Simmons St George |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 23 Nov 2021 | $1,375,000 | — |
| 26 June 2026 | $1,565,000 | +13.8% over 4.6 yrs |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
Planning & zoning — R1 General Residential
A mix of housing types — houses through to apartments — permitted.
Heritage conservation area — Annandale Heritage Conservation Area. The property sits in a heritage conservation area — the streetscape is protected, so visible/external changes are controlled. It's area-wide, not this building specifically; it tends to preserve character and value.
Zone R1 (General Residential) under the INNER WEST LEP · heritage from the NSW Heritage Map layer, 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 |
|---|---|---|---|---|---|
| ~56 m · 8-14 Nelson Street Annandale 2038 | Recreational Uses | Determined | Approved | $25k | 2020-11-02 |
| ~99 m · 38 Albion Street Annandale 2038 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $40k | 2021-07-30 |
| ~109 m · Land Adjacent To 5 Bridge Road, Stanmore | Signage, Telecommunications And Communication Facilities | Determined | Approved | $26k | 2021-12-14 |
| ~115 m · 25 Nelson Street Annandale 2038 | Balconies, Decks, Patios, Terraces Or Verandahs, Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $300k | 2020-10-07 |
| ~120 m · 34a Nelson Street Annandale 2038 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $150k | 2021-07-01 |
| ~135 m · 34 Nelson Street Annandale 2038 | Demolition, Landscaping Structures | Determined | not on record | $7k | 2026-02-02 |
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.
School catchments
Annandale PS (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.
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.