The listing we observed
3 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Eddy Piddington · last observed 13 Oct 2026← swipe · 8 photos
Currently listed — $1,700,000 ▼ Reduced 2.9% · $50k · 2 days ago
3 bed · 2 bath · 2 car · Apartment / Unit
Asking price cut 2.9% ($50k, from $1,750,000 to $1,700,000) 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.
The strata scheme
SP54877 · 16 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 1997What deserves a closer look
- price cut $50k — to $1.7M
- auction: Passed in (Ray White Northern Beaches)
- asking $1.75M
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.
- 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 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
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 |
|---|---|---|---|
| 2/5 Bellevue St | 3 bd · 1 ba | $1.55M | May 2025 |
Suburb risk flags
crime index: 15 — below sydney average · 20 min walk to Manly Wharf · ~18 min ferry to the CBD · ferries ~every 5 min at peak
Where every number comes from
- Comps: published Domain auction results for Fairlight — 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?
- 20 Sept 2026 first tracked by our radar (the portal doesn't publish its list date)
- 29 Sept 2026 asking $1.75M
- 10 Oct 2026 auction: Passed in (Ray White Northern Beaches)
- 11 Oct 2026 price cut $50k — to $1.7M
- 14 Oct 2026 on market 24+ 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.
- The strata scheme: registration is recorded in 1997 and has 16 lots; ask for the strata report, planned works and levies.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
24 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, Fairlight · postcode 2094
$1280–$1875/wk is what 3-bed units in 2094 actually transact for (middle half of 43 bonds lodged, last 12 mo · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $700 → $892/wk · +3% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2094, 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 — Fairlight 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):
2024Q1 $1690k (3) · 2024Q3 $1905k (6) · 2024Q4 $1558k (10) · 2025Q2 $1555k (7)
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 |
|---|---|---|---|
| 10 Oct 2026 | Passed in | withheld | Ray White Northern Beaches |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Fairlight, around 3 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 7/68 Lauderdale Avenue | 9 Oct 2026 | $1,900,000 | 3 | Cunninghams |
| 1/6 Bellevue Street | 9 Oct 2026 | $1,300,000 | 2 | Cunninghams |
| 10/105-111 Balgowlah Road | 17 Sept 2026 | $1,550,000 | 2 | Cunninghams |
| 13 Griffiths Street | 13 Aug 2026 | $3,205,000 | 3 | Cunninghams |
| 2/14 Austin Street | 20 June 2026 | $1,725,000 | 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.
Similar properties — on the market now
$1,700,000
9/2a Campbell Parade
Manly Vale · 1.6 km away
2 bed · 2 bath · 3 car
$1,695,000
6/33 Malvern Avenue
Manly · 1.2 km away
2 bed · 2 bath · 1 car
▼ Reduced 3.1% · $55k · 2 days ago
$1,730,000
10/15-21 Daintrey Street
Fairlight
2 bed · 2 bath · 1 car
▼ Reduced 2.8% · $50k · today
$1,750,000
14/1 Addison Road
Manly · 1.2 km away
2 bed · 1 bath · 1 car
$1,650,000
9/55 Kangaroo Street
Manly · 1.2 km away
2 bed · 1 bath · 1 car
$1,595,000
51/1 Addison Road
Manly · 1.2 km away
2 bed · 1 bath · 1 car
▼ Reduced 6.2% · $105k · 2 weeks ago
The 6 listings above are on the market now: same unit category, within 1 bedroom of 3, asking within 20% of this one, in Fairlight 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.
⏭ It passed in — what happens next — the question the listing stops at
Across Sydney, homes that passed in and later sold went for about 6% less than comparable homes that sold under the hammer.
Half sold within 33 days, 75% within three months.
Like-for-like within bedroom and property-type groups · 53 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.
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 SP54877 registered 1997 — the building is at least 29 years old · 16 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 Fairlight — recent local signals
2026-10-01 — Development site — listing's own words: "STCA" (27 Clifford Avenue, Fairlight, NSW 2094) (listing rea-152494200 (rea), first seen 2026-10-01)
2026-09-02 — Development site — listing's own words: "STCA" (15 Woods Parade, Fairlight, NSW 2094) (listing rea-152229004 (rea), first seen 2026-09-02)
2026-08-14 — Development site — listing's own words: "development potential (STCA)" (57 Griffiths Street, Fairlight, NSW 2094) (listing rea-151760344 (rea), first seen 2026-08-14)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Manly WPS (primary) · The Forest HS (secondary)
4 primary schools within 2 km · ICSEA ~1131 — 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 Fairlight — 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.