The listing we observed
3 bedrooms · Terrace
Listing details describe the advertised home. They do not verify its condition or approved use.
Zakir Abdallaoui · last observed 14 Nov 2026← swipe · 10 photos
Currently listed — $2,800,000
3 bed · 2 bath · 1 car · Terrace
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
1 recorded sale
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 belowPlanning 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
- asking $2.8M
- 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 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?
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 |
|---|---|---|---|
| 428 Riley St | 3 bd · 1 ba | $2.55M | May 2025 |
| 2 Corben St | 3 bd · 1 ba | $1.9M | Mar 2025 |
| 573 Riley St | 3 bd · 1 ba | $2.42M | Nov 2024 |
Suburb risk flags
crime index: 100 — well above sydney average · 10 min walk to Central · trains ~every 2 min at peak
Where every number comes from
- Comps: published Domain auction results for Surry Hills — 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?
- 6 Nov 2026 first tracked by our radar (the portal doesn't publish its list date)
- 6 Nov 2026 asking $2.8M
- 15 Nov 2026 on market 9+ 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.
- 6 development applications are recorded at or near this address — check the source records and current status.
These are due-diligence prompts, not a verdict on this property.
Days on market — this campaign
9 days 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, Surry Hills · postcode 2010
$1250–$1700/wk is what 3-bed houses in 2010 actually transact for (middle half of 41 bonds lodged, Q2 2026 · median $1425/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $750 → $1150/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2010, 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.
Similar properties — on the market now
$2,750,000
558 Bourke Street
Surry Hills
3 bed · 1 bath · 2 car
$2,900,000
39 Surrey Street
Darlinghurst · 1.0 km away
4 bed · 2 bath · 1 car
$2,900,000
5 Albert Square
Paddington · 1.3 km away
3 bed · 2 bath
New · 3 days ago
$2,700,000
1 Cascade Street
Paddington · 1.3 km away
3 bed · 2 bath · 0 car
▼ Reduced 6.9% · $200k · 3 days ago
$2,900,000
56 Brougham Street
Potts Point · 2.4 km away
4 bed · 1 bath · 0 car
$2,900,000
207 Bridge Road
Glebe · 2.5 km away
4 bed · 2 bath · 2 car
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Surry Hills 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 |
|---|---|---|
| 5 June 2021 | $1,920,000 | — |
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).
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| This address | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $84k | 2026-09-16 |
| ~23 m · 9 Alexander Street Surry Hills 2010 | Attached Dwelling, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $251k | 2026-05-18 |
| ~68 m · 63 Arthur Street Surry Hills 2010 | Dwelling · 1 new dwelling | Determined | Approved | $150k | 2020-10-30 |
| ~82 m · 26-28 Rainford Street Surry Hills 2010 | Alterations And Additions To Residential Development, Garages, Carports And Car Parking Spaces · 1 new dwelling | Determined | Approved | $46k | 2020-10-30 |
| ~82 m · 26-28 Rainford Street Surry Hills 2010 | Dwelling, Secondary Dwelling, Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $1.36M | 2021-07-07 |
| ~88 m · 419 Crown Street Surry Hills 2010 | Alterations Or Additions To An Existing Building Or Structure, Food And Drink Premise, Hours Of Operation And Trading | Determined | not on record | $670k | 2025-10-01 |
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 Surry Hills — recent local signals
2026-11-06 — DA-approved site — listing's own words: "DA approved" (19 Alexander Street, Surry Hills, NSW 2010) (listing rea-152868296 (rea), first seen 2026-11-06)
2026-10-28 — Development site — listing's own words: "STCA" (57 High Holborn Street, Surry Hills, NSW 2010) (listing rea-152759016 (rea), first seen 2026-10-28)
2026-09-19 — Development site — listing's own words: "STCA" (62 Buckingham Street, Surry Hills, NSW 2010) (listing rea-152299264 (rea), first seen 2026-09-19)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Crown St PS (primary) · Inner Sydney HS (secondary)
9 primary schools within 2 km · ICSEA ~1104 — 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 Surry Hills — 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.