The listing we observed
ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Matthew Lovicu · last observed 14 Nov 2026← swipe · 10 photos
Currently listed — $498,000 ▼ Reduced 5% · $26k · 2 cuts
1 bath · Apartment / Unit
Asking price cut 5% ($26k, from $524,000 to $498,000) 4 days ago — the 2nd cut of this campaign. 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
SP13066 · 18 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 1978What deserves a closer look
- price cut $26k — to $498k
- price cut $20k — to $524k
- asking $544k
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- Bedroom count is not recorded in the listing or auction evidence used here.
- 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: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer 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: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
Suburb risk flags
aircraft noise moderate · crime index: 34 — below sydney average · 2 min walk to Dulwich Hill Metro · ~14 min metro to the CBD · light rail ~every 6 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 Oct 2026 first tracked by our radar (the portal doesn't publish its list date)
- 21 Oct 2026 asking $544k
- 28 Oct 2026 price cut $20k — to $524k
- 11 Nov 2026 price cut $26k — to $498k
- 15 Nov 2026 on market 25+ 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 1978 and has 18 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
25 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, Dulwich Hill · postcode 2203
$890/wk median live asking rent in Dulwich Hill (5 live rental listings, all sizes pooled — agency websites, this week's sweep).
$700/week median new-tenancy rent for units in 2203 (2026Q2, 146 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $500 → $700/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2203, 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 — Dulwich Hill units at auction
Measured like-for-like growth ≈ 2.9%/yr — 2-bed sold-price medians across 17 quarters (147 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.
Agencies' own published sales nearby — Dulwich Hill
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 30/2 Williams Parade | 5 Nov 2025 | $1,350,000 | 2 | Harris Partners |
| 10/35-37 Cobar Street | 19 Apr 2022 | $545,000 | 1 | 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.
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 SP13066 registered 1978 — the building is at least 48 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 Dulwich Hill — recent local signals
2026-11-06 — Development site — listing's own words: "STCA" (356 New Canterbury Road, Dulwich Hill, NSW 2203) (listing rea-152794212 (rea), first seen 2026-11-06)
2026-10-21 — Development site — listing's own words: "STCA" (5 Ness Avenue, Dulwich Hill, NSW 2203) (listing rea-121040761 (rea), first seen 2026-10-21)
2026-10-15 — Development site — listing's own words: "STCA" (30 MacArthur Parade, Dulwich Hill, NSW 2203) (listing rea-152648256 (rea), first seen 2026-10-15)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Dulwich Hill PS (primary) · Dulwich HS of Visual Arts and Design (secondary)
9 primary schools within 2 km · ICSEA ~1095 — 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 Dulwich Hill — 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.