The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Andrew Reynhout · last observed 26 Oct 2026← swipe · 10 photos
Currently listed — $2,900,000
4 bed · 1 bath · House · 225 m² land
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
- asking $2.9M
- 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.
- 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?
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 |
|---|---|---|---|
| 2 Kangaroo St | 4 bd · 2 ba | $5.18M | Sept 2025 |
| 160 Pittwater Rd | 4 bd · 2 ba | $3.85M | May 2025 |
| 8a Pacific Pde | 4 bd · 2 ba | $4.5M | Mar 2025 |
| 67 Eurobin Av | 4 bd · 2 ba | $4.5M | Sept 2024 |
Suburb risk flags
crime index: 68 — above sydney average · 6 min walk to Manly Wharf · ~18 min ferry to the CBD · ferries ~every 5 min at peak
Where every number comes from
- Comps: published Domain auction results for Manly — 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?
- 17 July 2026 listed by the agency (portal date)
- 28 Sept 2026 asking $2.9M
- 26 Oct 2026 on market 101 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
101 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, Manly · postcode 2095
$2138–$3078/wk is what 4-bed houses in 2095 actually transact for (middle half of 20 bonds lodged, last 12 mo · median $2625/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1150 → $1350/wk · -2% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2095, 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
225 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.
Agencies' own published sales nearby — Manly, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 32/20 Bonner Avenue | 29 June 2026 | $5,250,000 | 3 | Cunninghams |
| 8 Herbert Street | 17 Mar 2026 | $5,300,000 | 5 | Cunninghams |
| 3/20 Birkley Road | 6 Feb 2026 | $2,550,000 | 3 | 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
$2,900,000
40 Kenneth Road
Manly Vale · 2.6 km away
5 bed · 3 bath · 2 car
$2,850,000
33 Quinlan Parade
Manly Vale · 2.6 km away
5 bed · 2 bath · 2 car
$2,800,000
87 Griffiths Street
Balgowlah · 2.7 km away
3 bed · 1 bath · 1 car
$2,700,000
4 Ethel Street
Balgowlah · 2.7 km away
3 bed · 1 bath · 4 car
▼ Reduced 5.3% · $150k · 2 weeks ago
$3,300,000
3 Rolfe Street
Manly
3 bed · 1 bath · 0 car
$2,500,000
1/33 Quirk Road
Manly Vale · 2.6 km away
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 Manly 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 Manly — recent local signals
2026-10-08 — Development site — listing's own words: "Redevelopment Opportunity" (11 Fairlight Street, Manly, NSW 2095) (listing rea-152573976 (rea), first seen 2026-10-08)
2026-09-27 — DA-approved site — listing's own words: "DA-approved" (49 Bower Street, Manly, NSW 2095) (listing rea-152385056 (rea), first seen 2026-09-27)
2026-09-03 — Development site — listing's own words: "STCA" (9 Pacific Parade, Manly, NSW 2095) (listing rea-152236644 (rea), first seen 2026-09-03)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Manly Village PS (primary) · The Forest HS (secondary)
1 primary school within 2 km · ICSEA ~1158 — 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 Manly — 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.