The listing we observed
2 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Frederico Fraga-Matos · last observed 20 Sept 2026← swipe · 10 photos
Currently listed — $1,500,000
2 bed · 1 bath · House · 116 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.
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
- asking $1.5M
- first tracked by our radar (the portal doesn't publish its list date)
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: 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?
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.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 12 Alice Av | 2 bd · 1 ba | $1.84M | Sept 2025 |
| 95 Hordern St | 2 bd · 2 ba | $1.82M | Sept 2025 |
| 8 Rawson St | 2 bd · 1 ba | $1.6M | Sept 2025 |
Suburb risk flags
crime index: 87 — well above sydney average · 1 min walk to Newtown · ~8 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Comps: published Domain auction results for Newtown — 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)
- 20 Sept 2026 asking $1.5M
- 21 Sept 2026 on market 1+ 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
1 day 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, Newtown · postcode 2042
$822–$956/wk is what 2-bed houses in 2042 actually transact for (middle half of 36 bonds lodged, Q2 2026 · median $888/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $820 → $950/wk · 0% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2042, 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
116 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.
Agencies' own published sales nearby — Newtown, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 10 Alice Street | 18 Aug 2026 | $1,800,000 | 3 | Harris Partners |
| 19/15-17 Erskineville Road | 11 Aug 2022 | $900,000 | 2 | Harris Partners |
| 90 Hordern Street | 16 Dec 2021 | $1,500,000 | 2 | 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
$1,500,000
7 Aubrey Street
Stanmore · 1.4 km away
2 bed · 1 bath
$1,500,000
283 Belmont Street
Alexandria · 1.5 km away
2 bed · 1 bath
$1,490,000
92 Metropolitan Road
Enmore · 0.8 km away
2 bed · 1 bath
$1,550,000
16 View Street
Annandale · 1.9 km away
2 bed · 1 bath
▼ Reduced 1.9% · $30k · 3 weeks ago
$1,450,000
110 Palace Street
Petersham · 2.1 km away
3 bed · 1 bath
$1,450,000
5 Excelsior Street
Leichhardt · 2.5 km away
2 bed · 1 bath · 1 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 2, asking within 20% of this one, in Newtown 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 21 July 2017 | $1,225,000 | — |
| 5 Oct 2023 | $1,550,000 | +26.5% over 6.2 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).
What's changing in Newtown — recent local signals
2026-08-28 — DA-approved site — listing's own words: "DA approved" (95 Station Street, Newtown, NSW 2042) (listing rea-152179436 (rea), first seen 2026-08-28)
2026-08-18 — Development site — listing's own words: "STCA" (19 Pearl Street, Newtown, NSW 2042) (listing rea-152064824 (rea), first seen 2026-08-18)
2026-08-17 — Development site — listing's own words: "STCA" (49 Holmwood Street, Newtown, NSW 2042) (listing rea-151246808 (rea), first seen 2026-08-17)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Newtown PS (primary) · Newtown HS of Performing Arts (secondary)
11 primary schools within 2 km · ICSEA ~1097 — 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 Newtown — 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.