Currently listed — $2,000,000
3 bed · 2 bath · 2 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
What we've tracked
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 18 Aug 2026 asking $2M
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 503/4 Sylvan Av | 3 bd · 2 ba | $4.35M | Sept 2025 |
| 1/86-88 Condamine St | 3 bd · 2 ba | $2.28M | June 2025 |
Suburb risk flags
crime index: 24 — below sydney average · ferries ~every 5 min at peak
Where every number comes from
- Comps: published Domain auction results for Balgowlah — 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
Rent evidence — asking vs transacted, Balgowlah · postcode 2093
$1170–$1625/wk is what 3-bed units in 2093 actually transact for (middle half of 11 bonds lodged, Q2 2026 · median $1300/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $580 → $875/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2093, 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 — Balgowlah units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2023Q3 $1390k (5) · 2024Q4 $1374k (10) · 2025Q1 $1380k (4) · 2025Q2 $2120k (3)
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.
Agencies' own published sales nearby — Balgowlah, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 19 Hill Street | 17 Aug 2026 | $2,830,000 | 3 | Cunninghams |
| 102 Condamine Street | 30 July 2026 | $4,000,000 | 4 | Cunninghams |
| 1/20 Kitchener Street | 14 July 2026 | $2,370,000 | 3 | Cunninghams |
| 12/10 Bentley Street | 7 July 2026 | $1,360,000 | 2 | Cunninghams |
| 2/22 Waratah Street | 28 Apr 2026 | $2,120,000 | 2 | Cunninghams |
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 unit category, within 1 bedroom of 3, asking within 20% of this one, in Balgowlah 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.
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.
The building — its registered strata scheme
Strata plan SP13820 registered 1979 — the building is at least 47 years old · 24 lots in the scheme.
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.
What's changing in Balgowlah — recent local signals
2025-10-13 — Petrol station invest — 487 SYDNEY ROAD BALGOWLAH 2093 ($127k) (institutional-signals.json (PAN-577428, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Balgowlah Hts PS (primary) · The Forest HS (secondary)
5 primary schools within 2 km · ICSEA ~1136 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
Suburb-centre approximation for Balgowlah — addresses near a boundary can differ. 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.