The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Tony Kalofonos · last observed 14 Oct 2026← swipe · 10 photos
Currently listed — $3,200,000 ▼ Reduced 8.6% · $300k · 1 day ago
4 bed · 3 bath · 2 car · House · 442 m² land
Asking price cut 8.6% ($300k, from $3,500,000 to $3,200,000) 1 day ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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.
What deserves a closer look
- price cut $300k — to $3.2M
- auction: Postponed (Belle Property Randwick)
- auction: Postponed (Belle Property Randwick)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer 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: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 273 Doncaster Av | 4 bd · 3 ba | $3.55M | June 2025 |
| 23 Leonard Av | 4 bd · 2 ba | $3.6M | Apr 2025 |
| 84 Botany St | 4 bd · 2 ba | $2.36M | Mar 2025 |
| 267 Doncaster Av | 4 bd · 2 ba | $3.31M | Mar 2025 |
Suburb risk flags
flood exposure 30% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 60 — around sydney average · 2 min walk to Kingsford Light Rail · ~28 min light rail to the CBD · light rail ~every 8 min at peak
Where every number comes from
- Comps: published Domain auction results for Kingsford — 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?
- 19 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 19 Aug 2026 asking $3.5M
- 29 Aug 2026 auction: Postponed (Belle Property Randwick)
- 19 Sept 2026 auction: Postponed (Belle Property Randwick)
- 13 Oct 2026 price cut $300k — to $3.2M
- 15 Oct 2026 on market 57+ 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
57 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, Kingsford · postcode 2032
$1350–$1860/wk is what 4-bed houses in 2032 actually transact for (middle half of 32 bonds lodged, last 12 mo · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $850 → $1150/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2032, 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
442 m²
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 Randwick City Council treats the work you might do
Refuses 3.23% of the development applications it decides · off-street parking 5.36% (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 |
|---|---|---|---|
| 19 Sept 2026 | Postponed | withheld | Belle Property Randwick |
| 29 Aug 2026 | Postponed | withheld | Belle Property Randwick |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$3,200,000
301 Botany Street
Kingsford
4 bed · 3 bath · 1 car
$3,200,000
6A Bruce Street
Kingsford
5 bed · 3 bath · 2 car
$3,300,000
75 Cottenham Avenue
Kingsford
3 bed · 2 bath · 2 car
$2,950,000
16 Cook Street
Randwick · 1.7 km away
4 bed · 2 bath
$2,900,000
27 Harry Street
Eastlakes · 1.5 km away
5 bed · 3 bath · 3 car
$3,500,000
16 Brompton Road
Kensington · 1.6 km away
4 bed · 2 bath · 2 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 Kingsford 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 — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Registered lots in Kingsford run 230–600 m² (middle 80% of 44 registered parcels). This one is 446 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 R2 (Low Density Residential) under the RANDWICK 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 Randwick City Council has refused this kind of work
| If you wanted to… | Refused | vs NSW | Applications decided |
|---|---|---|---|
| Alterations & additions | 2.33% (1.13–4.74%) | 0.9× (NSW 2.63%) | 7 refused of 300 |
| Off-street parking | 5.36% (1.84–14.61%) | 2.1× (NSW 2.58%) | 3 refused of 56 |
| Pool, deck or fence | 3.65% (1.57–8.26%) | 2.1× (NSW 1.73%) | 5 refused of 137 |
| Granny flat | too few to rate | — (NSW 4.45%) | 1 refused of 15 |
| Knock down & rebuild | 0% (0–6.02%) | — (NSW 11.55%) | 0 refused of 60 · 2 approved with conditions |
Across all application types Randwick City Council refused 3.23% (2.08–4.99%) of the 588 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 Kingsford — recent local signals
2026-09-28 — Development site — listing's own words: "STCA" (136 Botany Street, Kingsford, NSW 2032) (listing rea-152462536 (rea), first seen 2026-09-28)
2026-09-23 — Development site — listing's own words: "STCA" (698 Anzac Parade, Kingsford, NSW 2032) (listing rea-152410864 (rea), first seen 2026-09-23)
2026-09-17 — Development site — listing's own words: "STCA" (22 Walenore Avenue, Kingsford, NSW 2032) (listing rea-152373364 (rea), first seen 2026-09-17)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Daceyville PS (primary) · Randwick HS (secondary)
7 primary schools within 2 km · ICSEA ~1084 — 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.