The listing we observed
3 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
McGrath - Paddington · last observed 12 Oct 2026
← swipe · 10 photos
Currently listed — $2,590,000
3 bed · 2 bath · 0 car · Apartment / Unit
Your buyer evidence guide
Understand the home before the offer.
The useful records, what they mean, and the questions they leave open. Start here, then explore the evidence below.
How much price evidence fits
49 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-09-15The strata scheme
SP713 · 13 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 1964Planning activity nearby
6 recorded applications at or near this address
An application is not an approval or a promise that building work will happen. Location and stage matter.
NSW Planning Portal · individual records in Explore the areaWhat deserves a closer look
- price cut $10k — to $2.59M
- asking $2.6M
- auction: Postponed ( McGrath Paddington)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- Public records and an automated estimate cannot establish whether the home is defect-free, what the contract contains, or why the owner is selling.
Questions to take to the inspection
Use these with the agent and your independent advisers. An answer is something to verify, not a fact we have recorded.
- Which nearby applications affect this home, and what stage has each actually reached?
- Which recent sales are most comparable to this home, and how do their size, condition and position differ?
- What repairs, alterations or water issues are documented, and what can an independent inspection verify?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
The estimate is a model output. The records are evidence. Your inspection and document checks fill the gaps.
Is the asking price plausible?
This is a comparison with the evidence we hold, not a valuation or a recommended offer.
CONSERVATIVE
$2.14M
the calibrated floor
LIKELY FAIR RANGE
$2.14M–$2.92M
around $2.5M mid
STRETCH CAP
$2.92M
$3.55M on the wider 80% band
Confidence: Low — based on 49 comparable auction sales (1 of this exact configuration) · model runs ±16% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: building age, land value · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-15
- Inputs used for this home: priced from this property's own records: building age, land value
- Comparable support: 49 sales in the wider suburb/type pool; 1 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 33/16-18 Rosemont Av | 3 bd · 3 ba | $3.85M | June 2025 |
| 2/24a Rosemont Av | 3 bd · 2 ba | $3.13M | June 2025 |
| 4/21 Trelawney St | 3 bd · 1 ba | $2.5M | Mar 2025 |
| 11/297-297A Edgecliff Rd | 3 bd · 2 ba | $2.1M | Jan 2025 |
Suburb risk flags
crime index: 32 — below sydney average · 16 min walk to Edgecliff · ~6 min train to the CBD · trains ~every 4 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-15 — trained on 169,861 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Woollahra — 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
What changed recently?
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
- 22 Aug 2026 auction: Postponed ( McGrath Paddington)
- 4 Sept 2026 asking $2.6M
- 21 Sept 2026 price cut $10k — to $2.59M
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- The strata scheme: registration is recorded in 1964 and has 13 lots; ask for the strata report, planned works and levies.
- 6 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
Rent evidence — asking vs transacted, Woollahra · postcode 2025
$1500–$1870/wk is what 3-bed units in 2025 actually transact for (middle half of 11 bonds lodged, Q2 2026 · median $1595/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $700 → $995/wk · +7% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2025, 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 — Woollahra units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q2 $1314k (6) · 2024Q3 $1602k (4) · 2025Q1 $1733k (4) · 2025Q2 $3135k (3)
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 | Postponed | withheld | McGrath Paddington |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$2,595,000
1/26 Rosemont Avenue
Woollahra
2 bed · 2 bath
$2,550,000
362 Oxford Street
Bondi Junction · 0.7 km away
2 bed · 2 bath · 1 car
$2,650,000
403/3 Butt Street
Surry Hills · 2.6 km away
2 bed · 3 bath · 2 car
▼ Reduced 5.4% · $150k · 2 days ago
$2,500,000
324/46-50 Burton Street
Darlinghurst · 2.2 km away
2 bed · 2 bath · 2 car
$2,500,000
5/123-125 Macleay Street
Potts Point · 2.6 km away
3 bed · 1 bath · 0 car
$2,500,000
1/102-104 Albion Street (enter via 1 Crawford)
Surry Hills · 2.6 km away
3 bed · 2 bath · 1 car
▼ Reduced 9.1% · $250k · 3 weeks ago
The 6 listings above are on the market now: same unit category, within 1 bedroom of 3, asking within 20% of this one, in Woollahra 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.
Planning & zoning — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Heritage conservation area — Woollahra. The property sits in a heritage conservation area — the streetscape is protected, so visible/external changes are controlled. It's area-wide, not this building specifically; it tends to preserve character and value.
Zone R3 (Medium Density Residential) under the WOOLLAHRA LEP · heritage from the NSW Heritage Map layer, 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 |
|---|---|---|---|---|---|
| ~50 m · 251 Edgecliff Road Woollahra 2025 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $982k | 2025-09-16 |
| ~83 m · 27 Nelson Street Woollahra 2025 | Pools / Decks / Fencing, Demolition, Alterations And Additions To Residential Development | Determined | Approved | $680k | 2020-08-12 |
| ~99 m · 308 Edgecliff Road Woollahra 2025 | Alterations Or Additions To An Existing Building Or Structure, Driveways And Hard Stand Spaces | Determined | not on record | — | 2025-06-16 |
| ~101 m · 239 Edgecliff Road Woollahra 2025 | Attached Dwelling, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $732k | 2026-03-31 |
| ~139 m · 296 Edgecliff Road Woollahra 2025 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Withdrawn | not on record | $162k | 2026-04-23 |
| ~139 m · 296 Edgecliff Road Woollahra 2025 | Alterations And Additions To Residential Development | Determined | not on record | $40k | 2020-09-08 |
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 SP713 registered 1964 — the building is at least 62 years old · 13 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.
What's changing in Woollahra — recent local signals
2026-09-24 — Development site — listing's own words: "STCA" (13 Harkness Street, Woollahra, NSW 2025) (listing rea-152438872 (rea), first seen 2026-09-24)
2026-09-04 — Development site — listing's own words: "STCA" (33-35 Rowe Street, Woollahra, NSW 2025) (listing rea-152030320 (rea), first seen 2026-09-04)
2026-08-28 — Development site — listing's own words: "STCA" (48 Oxford Street, Woollahra, NSW 2025) (listing rea-152185216 (rea), first seen 2026-08-28)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Woollahra PS (primary) · Randwick HS (secondary)
6 primary schools within 2 km · ICSEA ~1134 — 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.