The listing we observed
4 bedrooms · Duplex
Listing details describe the advertised home. They do not verify its condition or approved use.
Emily Davidson · last observed 28 Oct 2026← swipe · 10 photos
Currently listed ▼ Reduced 13% · $550k · 5 weeks ago
4 bed · 3 bath · 2 car · Duplex
Asking price cut 13% ($550k, from $4,250,000 to $3,700,000) 5 weeks 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.
What deserves a closer look
- auction: Withdrawn (Sydney Sotheby's International Realty)
- auction: Postponed (Sydney Sotheby's International Realty)
- price cut $550k — to $3.7M
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- 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
flood exposure 30% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 60 — around sydney average · 2 min walk to Kingsford Light Rail · ~28 min light rail to the CBD · light rail ~every 8 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?
- 21 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 21 Sept 2026 asking $4.25M
- 29 Sept 2026 price cut $550k — to $3.7M
- 10 Oct 2026 auction: Postponed (Sydney Sotheby's International Realty)
- 31 Oct 2026 auction: Withdrawn (Sydney Sotheby's International Realty)
- 31 Oct 2026 on market 39+ 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
39 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, Kingsford · postcode 2032
$1350–$1860/wk is what 4-bed houses in 2032 actually transact for (middle half of 32 bonds lodged, last 12 mo · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $850 → $1150/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2032, 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 31 Oct 2026 | Withdrawn | withheld | Sydney Sotheby's International Realty |
| 10 Oct 2026 | Postponed | withheld | Sydney Sotheby's International Realty |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
↩ Withdrawn from auction — what happens next
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 66 days.
62% sold within three months of the scheduled auction.
1,548 withdrawn-then-sold homes across Sydney. We don't publish a price figure for withdrawn homes: the measured gap is too unstable to stand behind, and a number we can't defend is worse than none. Based on withdrawn homes that later sold. Homes that never sold aren't in the figure — withdrawal sometimes means a private deal was already done, and sometimes means the listing simply ended.
What's changing in Kingsford — recent local signals
2026-10-09 — Development site — listing's own words: "STCA" (3 Bass Street, Kingsford, NSW 2032) (listing rea-152584452 (rea), first seen 2026-10-09)
2026-09-28 — Development site — listing's own words: "STCA" (136 Botany Street, Kingsford, NSW 2032) (listing rea-152462536 (rea), first seen 2026-09-28)
2026-09-23 — Development site — listing's own words: "STCA" (698 Anzac Parade, Kingsford, NSW 2032) (listing rea-152410864 (rea), first seen 2026-09-23)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Daceyville PS (primary) · Randwick HS (secondary)
7 primary schools within 2 km · ICSEA ~1084 — 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 Kingsford — 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.