The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 111 comparable auction sales (4 of this exact configuration) · model runs ±12% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 24 Zamia St | 2 bd · 1 ba | $2.02M | June 2025 |
| 86 Boronia St | 2 bd · 1 ba | $1.93M | June 2025 |
| 12 Young St | 2 bd · 1 ba | $1.77M | June 2025 |
| 2e Little Young St | 2 bd · 1 ba | $1.62M | May 2025 |
Suburb risk flags
crime index: 100 — well above sydney average · 8 min walk to Redfern · ~4 min train to the CBD · trains ~every 2 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Redfern — 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
Rent evidence — asking vs transacted, Redfern · postcode 2016
$950–$1100/wk is what 2-bed houses in 2016 actually transact for (middle half of 17 bonds lodged, Q2 2026 · median $1050/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $750 → $1000/wk · +11% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2016, 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 15 Aug 2026 | Sold prior | $1,450,000 | Ray White Touma Taylor |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Registered lot 1/DP862513 — The registered plan lot at this address's geocoded point (NSW cadastre). On semis, duplexes and recent subdivisions the registered lot can be the parent parcel — the portal's advertised land size can differ legitimately.
Zone MU1 (Mixed Use), 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 |
|---|---|---|---|---|---|
| ~45 m · 1-19 Regent Street Redfern 2016 | Shop Top Housing, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia · 1 new dwelling | Determined | not on record | — | 2025-10-15 |
| ~80 m · 147-149 Regent Street Chippendale 2008 | Business Premises, Advertising And Signage, Hours Of Operation And Trading | Rejected | not on record | $3k | 2025-08-25 |
| ~99 m · 242 Cleveland Street Surry Hills 2010 | Educational Establishment , Mixed Use Development, Place Of Public Worship · 2 new dwellings | Operational consent issued | Approved, with conditions | $15.41M | 2020-12-18 |
| ~114 m · Multiple, Centred On 3 Martin Place | Other | Determined | Approved | $2.1M | 2021-07-15 |
| ~114 m · Sp62671 | Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation | Additional Information Requested | not on record | $850k | 2026-08-07 |
| ~121 m · 175 Cleveland Street Redfern 2016 | Alterations Or Additions To An Existing Building Or Structure, Minor Building Alterations (Internal), Business Identification Sign | Determined | not on record | $27k | 2025-07-22 |
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 Redfern — recent local signals
2025-11-04 — Education new — 83-91 RENWICK STREET REDFERN 2016 ($350k) (institutional-signals.json (PAN-586638, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Alexandria Park CS (primary) · Inner Sydney HS (secondary)
7 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.
Green space nearby
Protected public recreation land within 250 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
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.