The listing we observed
3 bedrooms · SemiDetached
Listing details describe the advertised home. They do not verify its condition or approved use.
James Johnson · last observed 8 Nov 2026← swipe · 10 photos
Currently listed — $1,799,000 ▼ Reduced 2.7% · $50k · 2 days ago
3 bed · 2 bath · 2 car · Semi-detached · 262 m² land
Asking price cut 2.7% ($50k, from $1,849,000 to $1,799,000) 2 days ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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 belowWhat deserves a closer look
- price cut $50k — to $1.8M
- changed agency — to James Johnson (was Bill Tsounias)
- asking $1.85M
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- There is no supported price estimate to show for this home.
- 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.
Suburb risk flags
crime index: 28 — below sydney average · trains ~every 3 min at peak
Where every number comes from
- 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?
- 20 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 12 Oct 2026 asking $1.85M
- 26 Oct 2026 changed agency — to James Johnson (was Bill Tsounias)
- 6 Nov 2026 price cut $50k — to $1.8M
- 9 Nov 2026 on market 50+ days — first tracked by us, a lower bound
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
50 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, Sans Souci · postcode 2219
$900–$1225/wk is what 3-bed houses in 2219 actually transact for (middle half of 15 bonds lodged, Q2 2026 · median $1000/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $700 → $1125/wk · +12% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2219, 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
262 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 — Sans Souci, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 11/5 Park Road | by 2 Oct 2026 | $895,000 | 2 | Laing+Simmons |
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
$1,800,000
22 Austral Street
Kogarah · 2.7 km away
3 bed · 2 bath · 1 car
$1,800,000
58 Barton Street
Kogarah · 2.7 km away
4 bed · 2 bath · 1 car
$1,759,000
29 Guinea Street
Kogarah · 2.7 km away
3 bed · 2 bath · 1 car
$1,700,000
16 Fraters Avenue
Sans Souci
3 bed · 1 bath · 3 car
$1,700,000
33 Beach Street
Kogarah · 2.7 km away
3 bed · 2 bath · 2 car
$1,900,000
14 Park Street
Kogarah · 2.7 km away
4 bed · 2 bath · 2 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Sans Souci 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 |
|---|---|---|
| 11 Nov 2017 | $1,370,000 | — |
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).
What's changing in Sans Souci — recent local signals
2026-10-16 — Development site — listing's own words: "STCA" (311 The Grand Parade, Sans Souci, NSW 2219) (listing rea-152660928 (rea), first seen 2026-10-16)
2026-10-07 — Development site — listing's own words: "STCA" (35 MacDonald Street, Sans Souci, NSW 2219) (listing rea-152558856 (rea), first seen 2026-10-07)
2026-10-06 — Development site — listing's own words: "STCA" (44 Toyer Avenue, Sans Souci, NSW 2219) (listing rea-152537996 (rea), first seen 2026-10-06)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Sans Souci PS (primary) · Sylvania HS (secondary)
2 primary schools within 2 km · ICSEA ~1057 — 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 Sans Souci — 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.