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 belowYour 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.
How much price evidence fits
110 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-09-15The strata scheme
SP4573 · 16 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 1970What deserves a closer look
No dated campaign events are available here. That does not establish that the asking price or agent has never changed.
What we still cannot tell you
- We do not have a current listing in this page's evidence. An address record is not proof that a home is for sale.
- 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.
CONSERVATIVE
$1.11M
the calibrated floor
LIKELY FAIR RANGE
$1.11M–$1.37M
around $1.23M mid
STRETCH CAP
$1.37M
$1.56M on the wider 80% band
Confidence: High — based on 110 comparable auction sales (45 of this exact configuration) · model runs ±11% for this configuration · priced from this property's own records: building age, land value, previous sale · the model's typical miss is ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-15
- Inputs used for this home: priced from this property's own records: building age, land value, previous sale
- Comparable support: 110 sales in the wider suburb/type pool; 45 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 4/13 Lagoon St | 2 bd · 2 ba | $1.38M | Sept 2025 |
| 3/17 Clarke St | 2 bd · 1 ba | $990k | June 2025 |
| 3/17 Clarke St | 2 bd · 1 ba | $990k | June 2025 |
| 4/2-6 Clarke St | 2 bd · 2 ba | $1.5M | May 2025 |
| 1/26 Malcolm St | 2 bd · 1 ba | $1.2M | May 2025 |
| 8/1 Robertson St | 2 bd · 1 ba | $1.22M | Apr 2025 |
Suburb risk flags
crime index: 29 — below sydney average
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-15 — trained on 169,861 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Narrabeen — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
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 1970 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.
Rent evidence — asking vs transacted, Narrabeen · postcode 2101
$796–$944/wk is what 2-bed units in 2101 actually transact for (middle half of 66 bonds lodged, Q2 2026 · median $890/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $580 → $850/wk · +2% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2101, 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 — Narrabeen units at auction
Measured like-for-like growth ≈ -5.0%/yr — 2-bed sold-price medians across 14 quarters (57 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 6 June 2026 | Sold prior | $1,220,000 | — |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Narrabeen, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 7/16-18 Devitt Street | by 12 Sept 2026 | $1,440,000 | 2 | Laing+Simmons |
| 11/26 Wetherill Street | by 10 Sept 2026 | $1,014,000 | 2 | Laing+Simmons |
| 7/196 Ocean Street | by 16 Aug 2026 | $860,000 | 2 | Laing+Simmons |
| 1/151 Ocean Street | 11 May 2026 | $3,550,000 | 3 | Cunninghams |
| 4/179 Ocean Street | 20 Apr 2026 | $1,265,000 | 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 21 Mar 2015 | $760,000 | — |
| 26 May 2026 | $1,220,000 | +60.5% over 11.2 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).
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 SP4573 registered 1970 — the building is at least 56 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 Narrabeen — recent local signals
2026-06-05 — Aged care / seniors departure — 156-164 OCEAN STREET NARRABEEN 2101 ($2212k) (institutional-signals.json (PAN-644700, OnlineDA))
2026-02-18 — Aged care / seniors departure — 142 OCEAN STREET NARRABEEN 2101 ($24984k) (institutional-signals.json (PAN-609720, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Wheeler Hts PS (primary) · NBSC Cromer (secondary)
4 primary schools within 2 km · ICSEA ~1080 — 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 Narrabeen — 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.