The listing we observed
3 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Online Real Estate Agents · last observed 18 Sept 2026Currently listed — $6,800,000
3 bed · 2 bath · 2 car · Apartment / Unit
◆ Found on Online Real Estate Agents's own website, and not on the major portals when we last checked. The price and details above are as that agency published them — off-portal stock most buyers never see, and a single source rather than two agreeing.
Exquisite 3-Bedroom Home in Prestigious Bellevue Hill
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
- 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
- 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: 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
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 |
|---|---|---|---|
| 4/8 Bellevue Rd | 3 bd · 2 ba | $4.2M | June 2025 |
| 1/2 Birriga Rd | 3 bd · 1 ba | $1.29M | Mar 2025 |
| 3/2A Birriga Rd | 3 bd · 1 ba | $1.48M | Nov 2024 |
| 3/151 Victoria Rd | 3 bd · 1 ba | $1.55M | Nov 2024 |
Suburb risk flags
crime index: 20 — below sydney average · 16 min walk to Double Bay Wharf · ~20 min ferry to the CBD · trains ~every 4 min at peak
Where every number comes from
- Comps: published Domain auction results for Bellevue Hill — 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?
- 13 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 18 Sept 2026 on market 36+ 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.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
36 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, Bellevue Hill · postcode 2023
$1200–$1925/wk is what 3-bed units in 2023 actually transact for (middle half of 23 bonds lodged, Q2 2026 · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $672 → $1000/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2023, 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 — Bellevue Hill 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):
2024Q1 $1395k (5) · 2024Q2 $1278k (4) · 2024Q3 $1305k (5) · 2024Q4 $1418k (8)
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.
Similar properties — on the market now
$6,795,000
5/117 O'Sullivan Road
Bellevue Hill
3 bed · 2 bath · 2 car
$7,000,000
2 Nelson Street
Bondi Junction · 1.2 km away
3 bed · 4 bath · 2 car
▲ Raised 77% · $3.05M · 2 days ago
$7,000,000
2 Nelson Street
Bondi Junction · 1.2 km away
2 bed · 2 bath · 1 car
▲ Raised 137% · $4.05M · 2 days ago
$7,752,000
8.04/47-55 Grafton Street
Bondi Junction · 1.2 km away
4 bed · 4 bath · 2 car
$5,600,000
A601/2 Nelson Street
Bondi Junction · 1.2 km away
3 bed · 3 bath · 2 car
▼ Reduced 5.9% · $350k · 3 weeks ago
The 5 listings above are on the market now: same unit category, within 1 bedroom of 3, asking within 20% of this one, in Bellevue Hill 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.
What's changing in Bellevue Hill — recent local signals
2026-08-31 — Development site — listing's own words: "STCA" (19 Arthur St, Bellevue Hill, NSW 2023) (listing rea-152192920 (rea), first seen 2026-08-31)
2026-08-21 — DA-approved site — listing's own words: "DA approved" (99 Bellevue Road, Bellevue Hill, NSW 2023) (listing rea-152105872 (rea), first seen 2026-08-21)
2026-08-17 — Development site — listing's own words: "STCA" (211 O'Sullivan Road, Bellevue Hill, NSW 2023) (listing rea-151816132 (rea), first seen 2026-08-17)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Bellevue Hill PS (primary) · Rose Bay SC (secondary)
6 primary schools within 2 km · ICSEA ~1142 — 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 Bellevue Hill — 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.