The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 25 comparable auction sales (2 of this exact configuration) · model runs ±16% for this configuration · confidence held at Low — under 20 same-configuration sales · 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
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 22/74 Upper Pitt St | 2 bd · 2 ba | $4.23M | May 2025 |
| 4/61 Kirribilli Av | 2 bd · 2 ba | $4.37M | Mar 2025 |
| 16/48 Upper Pitt St | 2 bd · 1 ba | $1.35M | Sept 2024 |
Suburb risk flags
crime index: 37 — below sydney average · 7 min walk to Milsons Point · ~4 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Kirribilli — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Local rents — postcode 2061 units, new tenancies
$850/week median new-tenancy unit rent in 2061 (2026Q2, 131 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Kirribilli units at auction
Not enough Kirribilli unit auctions on record to show a trend — this fills in as the archive grows.
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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 4 July 2026 | Sold prior | $1,120,000 | DiJones - Neutral Bay |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 10 June 2026 | $1,120,000 | — |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
Planning & zoning — R4 High Density Residential
Apartments. Expect towers and ongoing development around you.
Height limit 12m (≈ 3 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Strata plan SP60522 · scheme parcel ~1,201 m² — A strata-titled scheme — the parcel area is the WHOLE scheme's land, not this unit's. From the NSW cadastre at this address's geocoded point.
Zone R4 (High Density Residential) under the NORTH SYDNEY LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~82 m · 14 Mcdougall Street Kirribilli 2061 | Residential Flat Building · 30 new dwellings | Withdrawn | not on record | $33.8M | 2025-08-27 |
| ~92 m · 14 Ennis Road Milsons Point Part Lot 1 Dp112908 | Small Bar, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia | Cancelled | not on record | $45k | — |
| ~92 m · 14 Ennis Road Milsons Point Nsw 2061 | Small Bar, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia | Withdrawn | not on record | $45k | 2025-11-04 |
| ~92 m · 14 Ennis Road Milsons Point Nsw 2061 | Small Bar, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia | Determined | not on record | — | 2026-06-04 |
| ~138 m · 40a Mcdougall Street Kirribilli 2061 | Change Of Use · 1 new dwelling | Determined | not on record | $0k | 2022-10-13 |
| ~149 m · 118 Alfred Street South Milsons Point 2061 | Change Of Use | Rejected | not on record | $2k | 2021-07-20 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
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 SP60522 registered 1999 — the building is at least 27 years old · 22 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 Kirribilli — recent local signals
2026-05-13 — Education invest — 85 Carabella St, Kirribilli ($2981k) (institutional-signals.json (PAN-633653, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Nth Sydney PS (primary) · Mosman HS (secondary)
3 primary schools within 2 km · ICSEA ~1130 — 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.