Currently listed — $1,400,000
2 bed · 2 bath · 2 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
What we've tracked
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 18 Aug 2026 asking $1.4M
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2/69 Evans St | 2 bd · 1 ba | $3.25M | May 2025 |
| 7/104 Soldiers Av | 2 bd · 1 ba | $1.28M | Apr 2025 |
| 6/70 Harbord Rd | 2 bd · 1 ba | $1.22M | Apr 2025 |
| 28/40-42 Evans St | 2 bd · 1 ba | $1.5M | Apr 2025 |
| 3/15 Ocean View Rd | 2 bd · 1 ba | $1.62M | Mar 2025 |
| 3/72 Harbord Rd | 2 bd · 1 ba | $1.18M | Mar 2025 |
Suburb risk flags
crime index: 22 — below sydney average · ferries ~every 5 min at peak
Where every number comes from
- Comps: published Domain auction results for Freshwater — 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
Local rents — postcode 2096 units, new tenancies
$850/week median new-tenancy unit rent in 2096 (2026Q2, 156 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 2-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Freshwater units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q3 $1070k (8) · 2024Q4 $1120k (4) · 2025Q1 $1157k (6) · 2025Q2 $1395k (4)
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.
Agencies' own published sales nearby — Freshwater, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 4/109 Wyuna Avenue | 25 Aug 2026 | $1,365,000 | 2 | Cunninghams |
| 3/2 Carlton Street | 15 Aug 2026 | $1,356,000 | 2 | Cunninghams |
| 15/111-113 Harbord Road | 29 July 2026 | $1,200,000 | 2 | Cunninghams |
| 11/40 Waine Street | 29 July 2026 | $1,090,000 | 2 | Cunninghams |
| 22 Wilson Street | 25 July 2026 | $3,180,000 | 3 | 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.
Similar properties — on the market now
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Freshwater 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.
Planning & zoning — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Height limit 11m (≈ 3 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Zone R3 (Medium Density Residential) under the NORTHERN BEACHES LEP, from the NSW ePlanning layers at this address's geocoded point — 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 |
|---|---|---|---|---|---|
| ~31 m · 27 Waine Street Freshwater 2096 | Demolition, Multi-Dwelling Housing, Erection Of A New Structure · 4 new dwellings | Determined | not on record | $3.88M | 2024-05-09 |
| ~31 m · 27 Waine Street Freshwater 2096 | Residential Flat Building · 6 new dwellings | Determined | not on record | $3.98M | 2022-11-25 |
| ~83 m · 1/20a Waine Street Freshwater Nsw 2096 | Alterations And Additions To Industrial Development, Change Of Use | Determined | Approved | $76k | 2021-02-08 |
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.
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 SP75475 registered 2005 — the building is at least 21 years old · 24 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 Freshwater — recent local signals
2026-04-10 — Aged care / seniors departure — 34 BRIGHTON STREET FRESHWATER 2096 ($8441k) (institutional-signals.json (PAN-626801, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Harbord PS (primary) · The Forest HS (secondary)
2 primary schools within 2 km · ICSEA ~1122 — 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.