Sold (Sold prior, 18 July 2026)
1 bed · 1 bath · 1 car · ApartmentUnitFlat
Confirmed against published auction results.
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 36 comparable auction sales (3 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 8/116 Joynton Av | 1 bd · 1 ba | $625k | Sept 2024 |
Suburb risk flags
flood exposure 56% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 97 — well above sydney average · 9 min walk to Green Square · ~8 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 Zetland — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Rent evidence — asking vs transacted, Zetland · postcode 2017
$800–$950/wk is what 1-bed units in 2017 actually transact for (middle half of 417 bonds lodged, Q2 2026 · median $879/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $730 → $1065/wk · +3% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2017, 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 — Zetland units at auction
Not enough Zetland unit auctions on record to show a trend — this fills in as the archive grows.
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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 18 July 2026 | Sold prior | withheld | PPD Real Estate |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Zetland, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 515/20 Gadigal Avenue | by 17 Aug 2026 | $720,000 | 1 | Meriton |
| 2316/20 Gadigal Ave | by 17 Aug 2026 | $1,120,000 | 2 | Meriton |
| 1313/20 Gadigal Avenue | by 17 Aug 2026 | $945,000 | 2 | Meriton |
| 806/5 Joynton Avenue | by 17 Aug 2026 | $1,070,000 | 2 | Meriton |
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 — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Height limit 12m (≈ 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.
Floor space ratio 1:1 — the maximum gross floor area you can build is 1:1 times the site area.
Strata plan SP58283 — A strata-titled scheme — the parcel area is the WHOLE scheme's land, not this unit's. From the NSW cadastre at this address's geocoded point.
Zone MU1 (Mixed Use) 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.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~12 m · 18 Epsom Road Zetland 2017 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $250k | 2020-08-31 |
| ~36 m · 7 Hansard Street Zetland 2017 | Semi-Attached Dwelling · 1 new dwelling | Determined | Approved | $420k | 2020-09-30 |
| ~44 m · 1 Hansard Street Zetland 2017 | Demolition, Dwelling House, Subdivision · 2 new dwellings | Withdrawn | not on record | $745k | 2025-10-30 |
| ~44 m · 1 Hansard Street Zetland 2017 | Multi-Dwelling Housing, Erection Of A New Structure, Residential Accommodation · 3 new dwellings | Under Assessment | not on record | $730k | 2026-04-23 |
| ~75 m · 5 5-15 Epsom Road Rosebery 2018 | Hotel Or Motel Accommodation, Alterations Or Additions To An Existing Building Or Structure | Cancelled | not on record | $22k | — |
| ~92 m · 18 Hansard Street Zetland 2017 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $857k | 2024-10-23 |
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 SP58283 registered 1998 — the building is at least 28 years old · 15 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.
School catchments
Green Square PS (primary) · Alexandria Park CS (secondary)
4 primary schools within 2 km · ICSEA ~1091 — 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.