Currently listed
2 bed · 2 bath · 1 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 247 comparable auction sales (69 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 15 Aug 2026 listed by the agency (portal date)
- 28 Aug 2026 on market 13 days — portal listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 9/145 Belmont St | 2 bd · 1 ba | $940k | July 2025 |
| 406/86 Lawrence St | 2 bd · 2 ba | $1.47M | July 2025 |
| 1/31 Gerard St | 2 bd · 1 ba | $1.15M | June 2025 |
| B613/222 Botany Rd | 2 bd · 1 ba | $950k | May 2025 |
Suburb risk flags
flood exposure 38% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 100 — well above sydney average · 11 min walk to Erskineville · ~7 min train to the CBD · trains ~every 8 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 Alexandria — 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
⏱ Days on market — this campaign
13 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, Alexandria · postcode 2015
$850–$1062/wk is what 2-bed units in 2015 actually transact for (middle half of 75 bonds lodged, Q2 2026 · median $950/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $600 → $805/wk · +1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2015, 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 — Alexandria units at auction
Measured like-for-like growth ≈ 3.1%/yr — 2-bed sold-price medians across 17 quarters (105 sales).
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 — Alexandria, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 1/1a Mandible Street | 14 Aug 2025 | $682,000 | — | Harris Partners |
| 31/30-44 Garden Street | 21 Jan 2022 | $1,200,000 | 2 | Harris Partners |
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.
Planning & zoning — E3 Productivity Support
Light-industrial / business-park land — not primarily residential.
Zone E3 (Productivity Support) under the 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.
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 SP68978 registered 2002 — the building is at least 24 years old · 100 lots in the scheme (large scheme — expect facilities and higher levies).
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 Alexandria — recent local signals
2026-07-03 — Development site — listing's own words: "STCA" (107-109 Wyndham Street, Alexandria, NSW 2015) (listing rea-151527152 (rea), first seen 2026-07-03)
2025-12-19 — Health invest — 4/624 Botany Rd Alexandria NSW 2015 ($100k) (institutional-signals.json (PAN-598310, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Gardeners Rd PS (primary) · J J Cahill MHS (secondary)
7 primary schools within 2 km · ICSEA ~1069 — 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 Alexandria — 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.