The listing we observed
3 bedrooms · Terrace
Listing details describe the advertised home. They do not verify its condition or approved use.
Sydney Sotheby's International Realty - Double Bay · last observed 25 Oct 2026
← swipe · 10 photos
Currently listed — $2,250,000
3 bed · 1 bath · 0 car · Terrace · 145 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.
Recorded sales at this address
1 recorded sale
A previous sale is a useful reference, but its date and any changes to the home matter. It is not today's value.
Valuation NSW · dates and prices in Sale history belowPlanning activity nearby
6 recorded applications at or near this address
An application is not an approval or a promise that building work will happen. Location and stage matter.
NSW Planning Portal · individual records in Explore the areaWhat deserves a closer look
- listed by the agency (portal date)
- asking $2.25M
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- 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 nearby applications affect this home, and what stage has each actually reached?
- 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 |
|---|---|---|---|
| 174 Hargrave St | 3 bd · 2 ba | $4M | July 2025 |
| 125 Underwood St | 3 bd · 2 ba | $4M | June 2025 |
| 3 Church St | 3 bd · 3 ba | $3.35M | May 2025 |
| 77 Glenmore Rd | 3 bd · 2 ba | $3.25M | May 2025 |
| 4 Albion Av | 3 bd · 2 ba | $3.06M | May 2025 |
| 39 & 39a Albion Av | 3 bd · 3 ba | $3.55M | Apr 2025 |
Suburb risk flags
crime index: 63 — above sydney average · 18 min walk to Edgecliff · ~6 min train to the CBD · light rail ~every 4 min at peak
Where every number comes from
- Comps: published Domain auction results for Paddington — 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?
- 16 Oct 2026 asking $2.25M
- 16 Oct 2026 listed by the agency (portal date)
- 26 Oct 2026 on market 9 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.
- 6 development applications are recorded at or near this address — check the source records and current status.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
9 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, Paddington · postcode 2021
$1550–$2100/wk is what 3-bed houses in 2021 actually transact for (middle half of 25 bonds lodged, Q2 2026 · median $1895/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $1150 → $1500/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2021, 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
145 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 — Paddington, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 6 Albert Square | 5 Dec 2021 | $1,800,000 | 2 | Harris Partners |
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
$2,250,000
92 Newland Street
Bondi Junction · 2.1 km away
3 bed · 2 bath · 1 car
▼ Reduced 2.2% · $50k · 4 days ago
$2,275,000
4 Queens Park Road
Queens Park · 2.6 km away
2 bed · 1 bath
▲ Raised 1.1% · $25k · 2 days ago
$2,200,000
8 Elfred Street
Paddington
3 bed · 2 bath
$2,300,000
30 Francis Street
Darlinghurst · 0.9 km away
3 bed · 3 bath
$2,200,000
33 Boundary Street
Darlinghurst · 0.9 km away
2 bed · 2 bath
$2,200,000
49 Reservoir Street
Surry Hills · 1.3 km away
3 bed · 1 bath
▼ Reduced 22% · $625k · 13 days ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Paddington 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 4 Feb 2023 | $2,530,000 | — |
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).
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| This address | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Garage, Carport Or Carparking Space | Under Assessment | not on record | $719k | 2026-08-10 |
| ~55 m · 152 Sutherland Street Paddington 2021 | Dwelling, Semi-Attached Dwelling, Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $904k | 2021-12-10 |
| ~61 m · 19 Sutherland Avenue Paddington 2021 | Demolition, Dwelling House, Erection Of A New Structure · 1 new dwelling | Determined | not on record | — | 2023-12-05 |
| ~68 m · 164 Sutherland Street Paddington 2021 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $893k | 2026-02-19 |
| ~78 m · 105 Sutherland Street Paddington 2021 | Demolition | Cancelled | not on record | $100k | — |
| ~88 m · 19 Harris Street Paddington 2021 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | not on record | $738k | 2022-06-10 |
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.
What's changing in Paddington — recent local signals
2026-10-16 — Development site — listing's own words: "STCA" (15 Campbell Avenue, Paddington, NSW 2021) (listing rea-152654140 (rea), first seen 2026-10-16)
2026-10-16 — Development site — listing's own words: "STCA" (135 Sutherland Street, Paddington, NSW 2021) (listing rea-152658972 (rea), first seen 2026-10-16)
2026-09-29 — Development site — listing's own words: "STCA" (98 Fernberg Road, Paddington, Qld 4064) (listing rea-151656364 (rea), first seen 2026-09-29)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Glenmore Rd PS (primary) · Inner Sydney HS (secondary)
9 primary schools within 2 km · ICSEA ~1133 — 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 Paddington — 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.