Currently listed
1 bed · 1 bath · 1 car · ApartmentUnitFlat
◆ Found on BresicWhitney's own website, and not on the major portals when we last checked. The price and details above are as that agency published them — off-portal stock most buyers never see, and a single source rather than two agreeing.
House-like residence with leafy outlooks near Punch Park
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 58 comparable auction sales (14 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
- 13 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 28 Aug 2026 on market 14+ days — first tracked by us, a lower bound
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 1/6 Thames St | 1 bd · 1 ba | $1.23M | Sept 2025 |
| 202/22 Colgate Av | 1 bd · 1 ba | $1.13M | June 2025 |
| 12/2 Hyam St | 1 bd · 1 ba | $935k | June 2025 |
| 7/40 Arthur St | 1 bd · 1 ba | $730k | May 2025 |
| 9/2-6 Thames St | 1 bd · 1 ba | $1.2M | Mar 2025 |
Suburb risk flags
crime index: 42 — around sydney average · 16 min walk to Balmain East Wharf · ~12 min ferry to the CBD · ferries ~every 15 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 Balmain — 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
14 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.
Rent evidence — asking vs transacted, Balmain · postcode 2041
$622–$776/wk is what 1-bed units in 2041 actually transact for (middle half of 38 bonds lodged, Q2 2026 · median $680/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $628 → $790/wk · +1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2041, 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 — Balmain 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):
2024Q3 $1375k (5) · 2024Q4 $1525k (3) · 2025Q1 $1650k (6) · 2025Q2 $1030k (4)
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 — Balmain, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 311/22 Colgate Avenue | 3 June 2026 | $1,800,000 | 2 | Harris Partners |
| 8/1 Rosebery Place | 18 May 2026 | $1,322,500 | 2 | Harris Partners |
| 4 North Street | 24 May 2025 | $2,340,000 | 2 | Harris Partners |
| 71/3 Foy Street | 10 Apr 2025 | $1,105,000 | 2 | Harris Partners |
| 14 Evans Street | 10 Dec 2024 | $1,700,000 | 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.
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 SP97702 registered 2018 — the building is at least 8 years old · 26 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 Balmain — recent local signals
2026-02-05 — Aged care / seniors departure — 13-13A THAMES STREET BALMAIN 2041 ($10k) (institutional-signals.json (PAN-610806, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Balmain PS (primary) · SSC Balmain (secondary)
4 primary schools within 2 km · ICSEA ~1132 — 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 Balmain — 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.