The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 23 comparable auction sales · 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 |
|---|---|---|---|
| 15/131-147 Alice St | 2 bd · 1 ba | $1.42M | June 2025 |
| 19/30-32 Bucknell St | 2 bd · 1 ba | $1.35M | May 2025 |
| 1/7-9 Pemell La | 2 bd · 1 ba | $1.45M | Feb 2025 |
| 13/181 Missenden Rd | 2 bd · 1 ba | $1.31M | Oct 2023 |
| 7/2-18 Newman St | 2 bd · 2 ba | $1.38M | Sept 2023 |
| 36/5-17 Queen St | 2 bd · 1 ba | $1.21M | July 2023 |
Suburb risk flags
crime index: 87 — well above sydney average · 1 min walk to Newtown · ~8 min train 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 Newtown — 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, Newtown · postcode 2042
$778–$900/wk is what 2-bed units in 2042 actually transact for (middle half of 48 bonds lodged, Q2 2026 · median $850/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $475 → $680/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2042, 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 — Newtown units at auction
Measured like-for-like growth ≈ -3.1%/yr — 1-bed sold-price medians across 15 quarters (51 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 |
|---|---|---|---|
| 11 July 2026 | Sold prior | $1,555,000 | Adrian William |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Newtown, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 19/15-17 Erskineville Road | 11 Aug 2022 | $900,000 | 2 | Harris Partners |
| 90 Hordern Street | 16 Dec 2021 | $1,500,000 | 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 — R2 Low Density Residential
Houses and dual occupancies. A protected low-rise street — little chance of towers next door.
Zone R2 (Low Density Residential) under the INNER WEST 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 |
|---|---|---|---|---|---|
| ~57 m · Tenancy 10 32-72 Alice Street Newtown 2042 | Alterations And Additions To Commercial Development, Signage · 1 new dwelling | Withdrawn | not on record | $397k | 2020-08-14 |
| ~73 m · 79 Alice Street Newtown 2042 | Medium Density Housing, Erection Of A New Structure, Dual Occupancy (Attached) · 2 new dwellings | Determined | not on record | $2.59M | 2025-05-19 |
| ~90 m · 26 Alice Street Newtown 2042 | Demolition, Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $273k | 2026-05-27 |
| ~97 m · 66 Camden Street Newtown 2042 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation · 1 new dwelling | Under Assessment | not on record | $332k | 2026-07-30 |
| ~97 m · 63 Holmwood Street Newtown 2042 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Approved | $357k | 2021-03-10 |
| ~106 m · 12 Pearl Street Newtown 2042 | Demolition, Alterations Or Additions To An Existing Building Or Structure, Semi-Detached Dwelling | Determined | not on record | $498k | 2025-06-23 |
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 SP48192 registered 1994 — the building is at least 32 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.
What's changing in Newtown — recent local signals
2026-03-10 — Childcare new — 20-28 MUNNI STREET NEWTOWN 2042 ($1053k) (institutional-signals.json (PAN-617522, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Camdenville PS (primary) · Newtown HS of Performing Arts (secondary)
11 primary schools within 2 km · ICSEA ~1097 — 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.