The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Belle Property - Randwick · last observed 22 Oct 2026
← swipe · 10 photos
Currently listed — $4,000,000 New · 3 days ago
4 bed · 2 bath · 3 car · House · 500 m² land
Listed 3 days ago — 19 Oct 2026 is the campaign start date the portal itself publishes.
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.
How much price evidence fits
75 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-09-15What deserves a closer look
- asking $4M
- listed by the agency (portal 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.
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- 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?
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.
CONSERVATIVE
$3.6M
the calibrated floor
LIKELY FAIR RANGE
$3.6M–$4.92M
around $4.21M mid
STRETCH CAP
$4.92M
$5.97M on the wider 80% band
Confidence: Low — based on 75 comparable auction sales (2 of this exact configuration) · model runs ±16% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-15
- Inputs used for this home: priced from this property's own records: block size, land value
- Comparable support: 75 sales in the wider suburb/type pool; 2 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 22 Gumara St | 4 bd · 4 ba | $3.55M | June 2025 |
| 29 Ravenswood Av | 4 bd · 3 ba | $4M | May 2025 |
| 29 Ravenswood Av | 4 bd · 3 ba | $4M | May 2025 |
Suburb risk flags
flood exposure 52% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 41 — around sydney average · 1 min walk to Randwick Light Rail · ~25 min light rail to the CBD · light rail ~every 8 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-15 — trained on 169,861 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Randwick — 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 Oct 2026 listed by the agency (portal date)
- 21 Oct 2026 asking $4M
- 23 Oct 2026 on market 3 days — portal listing date
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
3 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, Randwick · postcode 2031
$2038–$2494/wk is what 4-bed houses in 2031 actually transact for (middle half of 14 bonds lodged, Q2 2026 · median $2275/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1100 → $1500/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2031, 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
500 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.
Similar properties — on the market now
$4,000,000
18 Carrington Road
Randwick
4 bed · 3 bath · 3 car
$4,000,000
38A Brown Street
Bronte · 2.4 km away
3 bed · 2 bath · 1 car
$4,000,000
268 Birrell Street
Bondi · 3.0 km away
3 bed · 2 bath · 2 car
$3,950,000
22 Jane Street
Randwick
4 bed · 4 bath · 2 car
$4,100,000
30 Wark Avenue
Pagewood · 2.8 km away
4 bed · 3 bath · 2 car
$3,750,000
54 Balfour Road
Kensington · 1.9 km away
5 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 Randwick 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.
What's changing in Randwick — recent local signals
2026-10-06 — Sold in one line — listing's own words: "in one line" (31 Dolphin St, Randwick, NSW 2031) (listing rea-152545536 (rea), first seen 2026-10-06)
2026-10-01 — Development site — listing's own words: "STCA" (6 Glen Avenue, Randwick, NSW 2031) (listing rea-152506932 (rea), first seen 2026-10-01)
2026-09-26 — DA-approved site — listing's own words: "DA-approved" (71 St Marks Road, Randwick, NSW 2031) (listing rea-152309904 (rea), first seen 2026-09-26)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Rainbow St PS (primary) · Randwick HS (secondary)
6 primary schools within 2 km · ICSEA ~1112 — 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 Randwick — 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.