The listing we observed
4 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Richard Matthews Real Estate - Strathfield · last observed 23 Oct 2026
← swipe · 10 photos
Currently listed
4 bed · 2 bath · 4 car · House · 442 m² land
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.
How much price evidence fits
158 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 2026-10-23Planning activity nearby
6 recorded applications at or near this address
An application is not an approval or a promise that building work will happen. Location and stage matter.
NSW Planning Portal · individual records in Explore the areaWhat deserves a closer look
- auction: Passed in (Richard Matthews Real Estate)
- our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- auction: Passed in (Richard Matthews Real Estate)
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.
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- 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 nearby applications affect this home, and what stage has each actually reached?
- 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?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
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
$2.64M
the calibrated floor
LIKELY FAIR RANGE
$2.64M–$3.41M
around $3.01M mid
STRETCH CAP
$3.41M
$3.93M on the wider 80% band
Confidence: Low — based on 158 comparable auction sales (10 of this exact configuration) · model runs ±13% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: block size, land value · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-10-23
- Inputs used for this home: priced from this property's own records: block size, land value
- Comparable support: 158 sales in the wider suburb/type pool; 10 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 21 Charlecot St | 4 bd · 1 ba | $2.73M | Sept 2025 |
| 59 Macarthur Pde | 4 bd · 2 ba | $3.2M | Sept 2025 |
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
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-10-23 — trained on 172,805 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 Dulwich Hill — 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?
- 27 June 2026 auction: Passed in (Richard Matthews Real Estate)
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 12 Sept 2026 auction: Passed in (Richard Matthews Real Estate)
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 6 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
These are due-diligence prompts, not a verdict on this property.
Rent evidence — asking vs transacted, Dulwich Hill · postcode 2203
$1188–$1509/wk is what 4-bed houses in 2203 actually transact for (middle half of 20 bonds lodged, last 12 mo · median $1350/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $690 → $1050/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses 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.
Land — for a house, the land is the asset
442 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 |
|---|---|---|---|
| 12 Sept 2026 | Passed in | withheld | Richard Matthews Real Estate |
| 27 June 2026 | Passed in | withheld | Richard Matthews Real Estate |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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 · 49 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.
Planning & zoning — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Registered lots in Dulwich Hill run 210–540 m² (middle 80% of 41 registered parcels). This one is 443 m² — inside that range.
Whether a block this size can be subdivided or redeveloped is a separate question: minimum lot size, setbacks and the council's DCP controls decide it, and this page doesn't check them. One point per registered parcel, so a tower's parent lot counts once — not once per unit. Confirm the parcel and its controls with the council before you inspect.
Zone R2 (Low Density Residential), as recorded against this property in the NSW Valuer General's valuation record — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~97 m · 38 Arlington Street Dulwich Hill 2203 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation · 1 new dwelling | Determined | not on record | $800k | 2026-07-21 |
| ~98 m · 293 Old Canterbury Road Dulwich Hill 2203 | Balconies, Decks, Patios, Terraces Or Verandahs, Alterations And Additions To Residential Development | Operational consent issued | Approved, with conditions | $40k | 2020-08-14 |
| ~127 m · 8 Dixson Avenue Dulwich Hill 2203 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $25k | 2026-01-29 |
| ~129 m · 7 Hugh Avenue Dulwich Hill 2203 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $424k | 2020-12-18 |
| ~143 m · 146 Prospect Road Summer Hill 2130 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $63k | 2025-10-22 |
| ~148 m · 16 Hugh Avenue Dulwich Hill 2203 | Pools / Decks / Fencing, Demolition, Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $500k | 2021-07-16 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
What's changing in Dulwich Hill — recent local signals
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)
2026-10-09 — Development site — listing's own words: "STCA" (24 Rosedale Street, Dulwich Hill, NSW 2203) (listing rea-152581984 (rea), first seen 2026-10-09)
2026-09-16 — Development site — listing's own words: "STCA" (3 Wilga Avenue, Dulwich Hill, NSW 2203) (listing rea-152351612 (rea), first seen 2026-09-16)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Yeo Park IS (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.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. 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.