Currently listed
1 bed · 1 bath · 1 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 327 comparable auction sales (44 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 27 June 2026 auction: Postponed (Belle Property Northern Beaches)
- 25 July 2026 auction: Postponed (Belle Property Northern Beaches)
- 16 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 22 Aug 2026 auction: Postponed (Belle Property Northern Beaches)
- 28 Aug 2026 on market 11+ days — first tracked by us, a lower bound
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 725/22 Central Av | 1 bd · 1 ba | $1.05M | Sept 2025 |
| 3/101 Sydney Rd | 1 bd · 1 ba | $870k | June 2025 |
| 5/15 Bonner Av | 1 bd · 1 ba | $1.08M | May 2025 |
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
- 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 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
⏱ Days on market — this campaign
11 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
$675–$880/wk is what 1-bed units in 2095 actually transact for (middle half of 101 bonds lodged, Q2 2026 · median $775/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $760 → $1050/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units 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.
Growth trend — Manly units at auction
Measured like-for-like growth ≈ -4.9%/yr — 2-bed sold-price medians across 17 quarters (138 sales).
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 |
|---|---|---|---|
| 22 Aug 2026 | Postponed | withheld | Belle Property Northern Beaches |
| 25 July 2026 | Postponed | withheld | Belle Property Northern Beaches |
| 27 June 2026 | Postponed | withheld | Belle Property Northern Beaches |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Manly, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 2/2a Kangaroo Street | 17 July 2026 | $1,500,000 | 2 | Cunninghams |
| 1/15a Eustace Street | 26 June 2026 | $1,270,000 | 2 | Cunninghams |
| 1/30 Eurobin Avenue | 26 May 2026 | $965,000 | 1 | Cunninghams |
| 3/15A Eustace Street | 5 Feb 2026 | $1,350,000 | 2 | Cunninghams |
| 3/51 Pittwater Road | 5 Dec 2025 | $1,850,000 | 2 | 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 6 May 2021 | $1,280,000 | — |
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).
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 SP93146 registered 2017 — the building is at least 9 years old · 18 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 Manly — recent local signals
2025-12-23 — Health invest — 32 THE CORSO MANLY 2095 ($390k) (institutional-signals.json (PAN-599274, OnlineDA))
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.