The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Anthony Cowie · last observed 8 Nov 2026← swipe · 10 photos
Currently listed — $2,300,000 ▲ Raised 4.5% · $100k · 4 days ago
4 bed · 2 bath · 1 car · House · 261 m² land
Asking price RAISED 4.5% ($100k, from $2,200,000 to $2,300,000) 4 days ago. A demand signal at this address: expect competition.
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
2 recorded sales
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
- auction: Passed in (Ray White Lower North Shore Group)
- price raised $100k — to $2.3M
- price cut $200k — to $2.2M
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- 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?
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 |
|---|---|---|---|
| 18 Nardoo Rd | 4 bd · 2 ba | $3.17M | May 2025 |
Suburb risk flags
crime index: 17 — below sydney average · 25 min walk to Artarmon · ~12 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Comps: published Domain auction results for Willoughby — 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?
- 8 Oct 2026 first tracked by our radar (the portal doesn't publish its list date)
- 22 Oct 2026 asking $2.4M
- 5 Nov 2026 price cut $200k — to $2.2M
- 6 Nov 2026 price raised $100k — to $2.3M
- 7 Nov 2026 auction: Passed in (Ray White Lower North Shore Group)
- 11 Nov 2026 on market 33+ 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
33 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, Willoughby · postcode 2068
$1500–$2100/wk is what 4-bed houses in 2068 actually transact for (middle half of 16 bonds lodged, Q2 2026 · median $1775/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $978 → $1525/wk · +10% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2068, 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
261 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 7 Nov 2026 | Passed in | withheld | Ray White Lower North Shore Group |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Willoughby, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 26 Hollywood Crescent | 12 Aug 2025 | $2,600,000 | — | 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.
Similar properties — on the market now
$2,300,000
22 Alpha Road
Willoughby
3 bed · 2 bath · 3 car
$2,300,000
4 Willandra Street
Lane Cove · 3.0 km away
4 bed · 2 bath · 1 car
New · 5 days ago
$2,295,000
12 Millwood Avenue
Chatswood · 1.6 km away
5 bed · 3 bath · 2 car
$2,400,000
41 Beaconsfield Road
Chatswood · 1.6 km away
3 bed · 2 bath · 1 car
$2,100,000
264a High Street
Chatswood · 1.6 km away
4 bed · 2 bath · 2 car
$2,595,000
30 Hayberry Street
Crows Nest · 2.7 km away
3 bed · 2 bath · 1 car
▲ Raised 5.9% · $145k · 13 days ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 4, asking within 20% of this one, in Willoughby 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 8% 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 · 45 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 14 Jan 2021 | $1,825,000 | — |
| 19 Aug 2025 | $2,580,000 | +41.4% over 4.6 yrs |
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 Willoughby — recent local signals
2026-10-15 — Development site — listing's own words: "STCA" (50 Salisbury Road, Willoughby, NSW 2068) (listing rea-152639772 (rea), first seen 2026-10-15)
2026-10-08 — Development site — listing's own words: "STCA" (44 Cobar Street, Willoughby, NSW 2068) (listing rea-152577576 (rea), first seen 2026-10-08)
2026-09-27 — Development site — listing's own words: "STCA" (123 Mowbray Road, Willoughby, NSW 2068) (listing rea-152372000 (rea), first seen 2026-09-27)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Willoughby PS (primary) · Chatswood HS (secondary)
4 primary schools within 2 km · ICSEA ~1154 — 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 Willoughby — 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.