The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 152 comparable auction sales (59 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 |
|---|---|---|---|
| 4/35-39 Judd St | 2 bd · 1 ba | $1.28M | Sept 2025 |
| 15/11 Ewos Pde | 2 bd · 1 ba | $1.44M | June 2025 |
| 11/8 Deeban Wk | 2 bd · 1 ba | $1.23M | June 2025 |
| 8/69-71 Elouera Rd | 2 bd · 1 ba | $1.35M | June 2025 |
| 2/31 Searl Rd | 2 bd · 1 ba | $994k | June 2025 |
| 9/75-77 Ewos Pde | 2 bd · 1 ba | $1.25M | June 2025 |
Suburb risk flags
crime index: 35 — below sydney average · trains ~every 10 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 Cronulla — 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, Cronulla · postcode 2230
$688–$870/wk is what 2-bed units in 2230 actually transact for (middle half of 179 bonds lodged, Q2 2026 · median $750/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $498 → $750/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2230, 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 — Cronulla units at auction
Measured like-for-like growth ≈ 4.2%/yr — 2-bed sold-price medians across 15 quarters (62 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 |
|---|---|---|---|
| 22 Aug 2026 | Withdrawn | withheld | Highland Sutherland Shire and St George |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
↩ Withdrawn from auction — what happens next
Withdrawn from auction isn't the end of a sale — of withdrawn Sydney homes that went on to sell, half sold within 65 days.
63% sold within three months of the scheduled auction.
1,547 withdrawn-then-sold homes across Sydney. We don't publish a price figure for withdrawn homes: the measured gap is too unstable to stand behind, and a number we can't defend is worse than none. Based on withdrawn homes that later sold. Homes that never sold aren't in the figure — withdrawal sometimes means a private deal was already done, and sometimes means the listing simply ended.
Planning & zoning — R4 High Density Residential
Apartments. Expect towers and ongoing development around you.
Zone R4 (High Density Residential) under the SUTHERLAND SHIRE 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 SP4615 registered 1970 — the building is at least 56 years old · 18 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
Cronulla PS (primary) · Cronulla HS (secondary)
4 primary schools within 2 km · ICSEA ~1078 — 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.