Sold (Sold after, 4 July 2026)
2 bed · 1 bath · 1 car · ApartmentUnitFlat
Confirmed against published auction results.
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 92 comparable auction sales (13 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2015/50 Pemberton St | 2 bd · 1 ba | $1.07M | July 2025 |
| 2407/55 Wilson St | 2 bd · 2 ba | $980k | July 2025 |
| 2407/55 Wilson St | 2 bd · 2 ba | $980k | June 2025 |
| 3214/55 Wilson St | 2 bd · 2 ba | $965k | June 2025 |
| 245/26 Jasmine St | 2 bd · 1 ba | $727k | May 2025 |
| 29/90-92 Bay St | 2 bd · 2 ba | $900k | May 2025 |
Suburb risk flags
flood exposure 79% of the suburb · bushfire exposure 0% · aircraft noise moderate · crime index: 29 — below sydney average · 24 min walk to Domestic Airport · ~12 min train to the CBD · trains ~every 8 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 Botany — 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 2019 units, new tenancies
$900/week median new-tenancy unit rent in 2019 (2026Q2, 124 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 — Botany 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):
2024Q4 $1025k (6) · 2025Q1 $919k (4) · 2025Q2 $950k (11) · 2025Q3 $980k (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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 4 July 2026 | Sold after | withheld | Highland Double Bay |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Height limit 10m (≈ 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.
Floor space ratio 1:1 — the maximum gross floor area you can build is 1:1 times the site area.
Zone MU1 (Mixed Use) under the BAYSIDE 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 |
|---|---|---|---|---|---|
| ~54 m · 31 Rochester Street Botany 2019 | Industrial Development, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia | Determined | not on record | — | 2026-04-29 |
| ~106 m · 13 Rochester Street Botany 2019 | Advertising And Signage, Alterations Or Additions To An Existing Building Or Structure, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia | Determined | not on record | $1.41M | 2024-12-17 |
| ~136 m · 29 Cranbrook Street Botany 2019 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation · 1 new dwelling | Pending Lodgement | not on record | $232k | 2026-08-06 |
| ~142 m · 1204 Botany Road Botany 2019 | Demolition, Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $501k | 2025-07-11 |
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.
What's changing in Botany — recent local signals
2025-08-22 — Childcare invest — 1617 BOTANY ROAD BOTANY 2019 ($13594k) (institutional-signals.json (PAN-564687, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Botany PS (primary) · Sth Sydney HS (secondary)
3 primary schools within 2 km · ICSEA ~1042 — 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.
Green space nearby
Protected public recreation land within 250 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
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.