Currently listed — $799,000
1 bed · 1 bath · 1 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 38 comparable auction sales (8 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
What we've tracked
- 20 July 2026 listed by the agency (portal date)
- 19 Aug 2026 asking $799k
- 27 Aug 2026 on market 37 days — portal listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 45/268 Johnston St | 1 bd · 1 ba | $650k | Sept 2025 |
| 31/36-50 Taylor St | 1 bd · 1 ba | $830k | Apr 2025 |
| 9/27 Johnston St | 1 bd · 1 ba | $641k | Nov 2024 |
Suburb risk flags
crime index: 45 — around sydney average · 18 min walk to Lilyfield Light Rail · ~22 min light rail to the CBD · light rail ~every 6 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 Annandale — 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
37 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.
Local rents — postcode 2038 units, new tenancies
$650/week median new-tenancy unit rent in 2038 (2026Q2, 53 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 1-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Annandale units at auction
Not enough Annandale 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.
Agencies' own published sales nearby — Annandale, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 15 Rose Street | 15 Aug 2024 | $1,980,000 | 2 | Harris Partners |
| 67 Ferris Street | 27 July 2023 | $1,375,000 | 2 | Harris Partners |
| 15/233a Johnston Street | 1 Dec 2022 | $650,000 | 1 | Harris Partners |
| 72 View Street | 17 Nov 2021 | $1,825,000 | 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.
Similar properties — on the market now
The 6 listings above are on the market now: same unit category, within 1 bedroom of 1, asking within 20% of this one, in Annandale or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 8 July 2021 | $650,000 | — |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
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 SP50747 registered 1995 — the building is at least 31 years old · 74 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
Annandale NPS (primary) · SSC Blackwattle Bay (secondary)
8 primary schools within 2 km · ICSEA ~1117 — 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 Annandale — 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.