The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 132 comparable auction sales (30 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 9/116 Wycombe Rd | 1 bd · 1 ba | $855k | July 2025 |
| 18/19A Young St | 1 bd · 1 ba | $690k | June 2025 |
| 16/88 Bent St | 1 bd · 1 ba | $851k | May 2025 |
Suburb risk flags
crime index: 31 — below sydney average · 17 min walk to Neutral Bay Wharf · ~12 min ferry to the CBD · trains ~every 4 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 Neutral Bay — 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, Neutral Bay · postcode 2089
$591–$748/wk is what 1-bed units in 2089 actually transact for (middle half of 58 bonds lodged, Q2 2026 · median $685/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $570 → $800/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2089, 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 — Neutral Bay units at auction
Measured like-for-like growth ≈ -3.3%/yr — 2-bed sold-price medians across 16 quarters (35 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 8 Aug 2026 | Sold prior | withheld | The Agency North |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
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 SP9580 registered 1975 — the building is at least 51 years old · 4 lots in the scheme (small scheme — levies and decisions shared among few owners).
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
Neutral Bay PS (primary) · Mosman HS (secondary)
5 primary schools within 2 km · ICSEA ~1155 — 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 Neutral Bay — 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.