The listing we observed
3 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Chris Bell · last observed 28 Oct 2026← swipe · 10 photos
Currently listed — $3,900,000 ▼ Reduced 2.5% · $100k · 6 weeks ago
3 bed · 3 bath · 1 car · Apartment / Unit
Asking price cut 2.5% ($100k, from $4,000,000 to $3,900,000) 6 weeks ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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
- price cut $100k — to $3.9M
- asking $4M
- 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
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 |
|---|---|---|---|
| 1802/61 Lavender St | 3 bd · 3 ba | $4.55M | Feb 2025 |
| 1901/38 Alfred St S | 3 bd · 2 ba | $4.16M | July 2024 |
Suburb risk flags
crime index: 37 — below sydney average · 0 min walk to Milsons Point · ~4 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Comps: published Domain auction results for Milsons Point — 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 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 20 Aug 2026 asking $4M
- 21 Sept 2026 price cut $100k — to $3.9M
- 4 Nov 2026 on market 76+ 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.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- 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.
Days on market — this campaign
76 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, Milsons Point · postcode 2061
$1462–$2000/wk is what 3-bed units in 2061 actually transact for (middle half of 55 bonds lodged, last 12 mo · median $1700/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $655 → $850/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2061, 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.
Growth trend — Milsons Point 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):
2023Q3 $2650k (3) · 2023Q4 $2300k (3) · 2024Q1 $1638k (3) · 2024Q3 $2025k (3)
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
$3,800,000
301/75 Parraween Street
Cremorne · 2.4 km away
3 bed · 2 bath · 2 car
$3,800,000
203/5 Rodborough Avenue
Crows Nest · 2.5 km away
3 bed · 2 bath · 1 car
$3,750,000
106/12 Waters Road
Neutral Bay · 1.6 km away
3 bed · 2 bath · 2 car
$3,700,000
401/9 Waters Lane
Neutral Bay · 1.6 km away
3 bed · 2 bath · 2 car
$4,150,000
101/5 Rangers Lane
Cremorne · 2.4 km away
3 bed · 2 bath · 2 car
$3,500,000
1/72 Wycombe Road
Neutral Bay · 1.6 km away
3 bed · 3 bath · 1 car
The 6 listings above are on the market now: same unit category, within 1 bedroom of 3, asking within 20% of this one, in Milsons Point 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 |
|---|---|---|
| 9 Sept 2017 | $4,200,000 | — |
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).
Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Zone MU1 (Mixed Use) under the NORTH SYDNEY 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 |
|---|---|---|---|---|---|
| ~30 m · 118 Alfred Street South Milsons Point 2061 | Change Of Use | Rejected | not on record | $2k | 2021-07-20 |
| ~42 m · 1803 61 Lavender Street Milsons Point 2061 | Demolition, Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $148k | 2026-04-24 |
| ~43 m · 61 Lavender Street Milsons Point 2061 | Alterations And Additions To Commercial Development, Restaurant Or Cafe, Take-Away Food And Drink Premises | Determined | Approved | $2.09M | 2020-12-08 |
| ~72 m · 1003 110-116 Alfred Street South Milsons Point 2061 | Shop Top Housing, Alterations Or Additions To An Existing Building Or Structure | Pending Lodgement | not on record | $92k | 2026-11-02 |
| ~112 m · 46 Lavender Street Lavender Bay 2060 | Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation | Additional Information Requested | not on record | $533k | 2026-09-23 |
| ~115 m · 3 102 Alfred Street South Milsons Point 2061 | Alterations And Additions To Commercial Development, Change Of Use · 1 new dwelling | Determined | Approved | $180k | 2021-09-14 |
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.
School catchments
Nth Sydney PS (primary) · Cammeraygal HS (secondary)
4 primary schools within 2 km · ICSEA ~1136 — 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.