The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Augusto Gerocarni · last observed 8 Nov 2026← swipe · 10 photos
Currently listed — $2,700,000
4 bed · 2 bath · 1 car · 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.
Recorded sales at this address
1 recorded sale
A previous sale is a useful reference, but its date and any changes to the home matter. It is not today's value.
Valuation NSW · dates and prices in Sale history belowWhat deserves a closer look
- asking $2.7M
- auction: Postponed (Ray White Eastern Beaches)
- 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
- The model has no confident read on this property: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different 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?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
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: its comparable pool disagrees with the advertised figure by more than 40%, and on our sold-validation set the advertised guide — not the model — predicted the sale in these cases. The comparable pool is likely describing different stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 90 Birrell St | 4 bd · 2 ba | $2.95M | Mar 2025 |
| 1/67-69 Denison St | 4 bd · 2 ba | $4.25M | Mar 2025 |
Suburb risk flags
crime index: 100 — well above sydney average · 6 min walk to Bondi Junction · ~8 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Comps: published Domain auction results for Bondi Junction — 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?
- 3 Oct 2026 auction: Postponed (Sydney Sotheby's International Realty)
- 12 Oct 2026 first tracked by our radar (the portal doesn't publish its list date)
- 17 Oct 2026 auction: Postponed (Ray White Eastern Beaches)
- 26 Oct 2026 asking $2.7M
- 11 Nov 2026 on market 29+ 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.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
29 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, Bondi Junction · postcode 2022
$1800–$2650/wk is what 4-bed houses in 2022 actually transact for (middle half of 39 bonds lodged, last 12 mo · median $2100/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1150 → $1695/wk · +18% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2022, 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.
Development potential — how Waverley Council treats the work you might do
Refuses 10.17% of the development applications it decides · off-street parking 16.67% (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
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 17 Oct 2026 | Postponed | withheld | Ray White Eastern Beaches |
| 3 Oct 2026 | Postponed | withheld | Sydney Sotheby's International Realty |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$2,700,000
19 Lawson Street
Bondi Junction
4 bed · 2 bath · 1 car
New · 4 days ago
$2,700,000
1/21 Rowe Street
Woollahra · 0.7 km away
4 bed · 3 bath · 2 car
▼ Reduced 6.9% · $200k · 4 weeks ago
$2,750,000
19 Walter Street
Bondi Junction
4 bed · 2 bath
$2,750,000
31 Denison Street
Bondi Junction
4 bed · 2 bath
$2,595,000
10 Waratah Avenue
Randwick · 2.7 km away
3 bed · 2 bath
▼ Reduced 4.8% · $130k · 4 days ago
$2,500,000
37 Llandaff Street
Bondi Junction
3 bed · 2 bath · 1 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 4, asking within 20% of this one, in Bondi Junction 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 31 Mar 2021 | $2,775,000 | — |
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 — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Registered lots in Bondi Junction run 100–440 m² (middle 80% of 44 registered parcels). This one is 177 m² — inside that range.
Whether a block this size can be subdivided or redeveloped is a separate question: minimum lot size, setbacks and the council's DCP controls decide it, and this page doesn't check them. One point per registered parcel, so a tower's parent lot counts once — not once per unit. Confirm the parcel and its controls with the council before you inspect.
Zone R3 (Medium Density Residential) under the WAVERLEY 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 Waverley Council has refused this kind of work
| If you wanted to… | Refused | vs NSW | Applications decided |
|---|---|---|---|
| Alterations & additions | 8.87% (6.81–11.47%) | 3.4× (NSW 2.63%) | 51 refused of 575 · 20 approved with conditions |
| Off-street parking | 16.67% (11.06–24.35%) | 6.5× (NSW 2.58%) | 20 refused of 120 · 6 approved with conditions |
| Pool, deck or fence | 4.96% (2.86–8.47%) | 2.9× (NSW 1.73%) | 12 refused of 242 · 11 approved with conditions |
| Granny flat | too few to rate | — (NSW 4.45%) | 3 refused of 17 |
| Knock down & rebuild | 11.61% (7.47–17.61%) | 1× (NSW 11.55%) | 18 refused of 155 · 8 approved with conditions |
Across all application types Waverley Council refused 10.17% (8.46–12.17%) of the 1,023 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.
What's changing in Bondi Junction — recent local signals
2026-10-23 — Development site — listing's own words: "STCA" (206 Birrell Street, Bondi Junction, NSW 2022) (listing rea-152723312 (rea), first seen 2026-10-23)
2026-10-22 — Development site — listing's own words: "STCA" (23 Walter Street, Bondi Junction, NSW 2022) (listing rea-152717304 (rea), first seen 2026-10-22)
2026-10-12 — Development site — listing's own words: "STCA" (37 Llandaff Street, Bondi Junction, NSW 2022) (listing rea-152597812 (rea), first seen 2026-10-12)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Waverley PS (primary) · Randwick HS (secondary)
7 primary schools within 2 km · ICSEA ~1144 — 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.