The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Rissman Property - NEWSTEAD · last observed 28 Sept 2026
← swipe · 10 photos
Currently listed — $950,000
2 bed · 2 bath · 1 car · Apartment / Unit
⏳ Last confirmed on the market 19 days ago — it may have sold or been withdrawn since; the price shown is the last one advertised.
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.
What deserves a closer look
- asking $950k
- our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
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.
- 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?
- 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.
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 |
|---|---|---|---|
| 2/6 Griffith St | 2 bd · 1 ba | $1.04M | Nov 2025 |
| 10/104 Sydney St | 2 bd · 2 ba | $1.1M | July 2025 |
| 5/44 Moray St | 2 bd · 1 ba | $1.3M | Apr 2025 |
| 51/166 Sydney St | 2 bd · 2 ba | $1.44M | Dec 2024 |
| 10/925 Brunswick St | 2 bd · 2 ba | $890k | Nov 2024 |
Where every number comes from
- Comps: published Domain auction results for New Farm — 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
What changed recently?
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 28 Sept 2026 asking $950k
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 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.
Growth trend — New Farm 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):
2022Q4 $1228k (4) · 2023Q1 $1485k (4) · 2024Q1 $1250k (3) · 2024Q4 $890k (5)
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.
Similar properties — on the market now
$950,000
10/43 Beeston Street
Teneriffe · 1.2 km away
2 bed · 1 bath · 1 car
$949,000
1/10 Gary Street
Morningside · 2.9 km away
2 bed · 2 bath · 1 car
$975,000
10/53 Vernon Terrace
Teneriffe · 1.2 km away
1 bed · 1 bath · 1 car
$925,000
203/36 Anglesey Street
Kangaroo Point · 1.3 km away
2 bed · 2 bath · 1 car
$915,000
23/96 Norman Crescent
Norman Park · 2.3 km away
2 bed · 2 bath · 2 car
$990,000
15/1 Goodwin Street
Kangaroo Point · 1.3 km away
2 bed · 2 bath · 1 car
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in New Farm 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.
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.
What's changing in New Farm — recent local signals
2026-09-30 — Development site — listing's own words: "STCA" (172 Harcourt Street, New Farm, Qld 4005) (listing rea-152487416 (rea), first seen 2026-09-30)
2026-09-27 — Development site — listing's own words: "STCA" (17 Lloyd Street, New Farm, Qld 4005) (listing rea-152043744 (rea), first seen 2026-09-27)
2026-08-24 — Development site — listing's own words: "development potential (STCA)" (1 Turner Avenue, New Farm, Qld 4005) (listing rea-150725488 (rea), first seen 2026-08-24)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
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.