The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Obsidian Property - Sydney · last observed 11 Oct 2026
← swipe · 10 photos
Currently listed — $1,500,000
2 bed · 1 bath · 1 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.
Recorded sales at this address
1 recorded sale
A previous sale is a useful reference, but its date and any changes to the home matter. It is not today's value.
Valuation NSW · dates and prices in Sale history belowHow much price evidence fits
48 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 2026-09-15Planning 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
- asking $1.5M
- our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- 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
$1.33M
the calibrated floor
LIKELY FAIR RANGE
$1.33M–$1.65M
around $1.47M mid
STRETCH CAP
$1.65M
$1.87M on the wider 80% band
Confidence: Low — based on 48 comparable auction sales (9 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: previous sale · 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: previous sale
- Comparable support: 48 sales in the wider suburb/type pool; 9 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 3/168 Falcon St | 2 bd · 1 ba | $968k | July 2025 |
| 3/108 Willoughby Rd | 2 bd · 2 ba | $1.47M | Apr 2025 |
Suburb risk flags
crime index: 34 — below sydney average · 1 min walk to Crows Nest Metro · ~8 min metro to the CBD · metro ~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 Crows Nest — 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
- 18 Aug 2026 asking $1.5M
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 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, Crows Nest · postcode 2065
$850–$1202/wk is what 2-bed units in 2065 actually transact for (middle half of 256 bonds lodged, Q2 2026 · median $995/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $600 → $875/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2065, 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 — Crows Nest 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 $1238k (4) · 2024Q3 $762k (4) · 2024Q4 $751k (9) · 2025Q2 $1271k (5)
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.
Similar properties — on the market now
$1,500,000
206 / 61 Atchison St
Crows Nest
2 bed · 1 bath · 1 car
$1,500,000
2705/500 Pacific Highway
St Leonards · 0.6 km away
2 bed · 2 bath · 1 car
$1,500,000
1501W/599 Pacific Highway
St Leonards · 0.6 km away
2 bed · 2 bath · 1 car
$1,500,000
21/45 Chandos Street
St Leonards · 0.6 km away
3 bed · 2 bath · 1 car
$1,500,000
206 / 61 Atchison St
St Leonards · 0.6 km away
2 bed · 1 bath · 1 car
$1,500,000
B203/39 Canberra Avenue
St Leonards · 0.6 km away
2 bed · 2 bath · 1 car
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Crows Nest 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 |
|---|---|---|
| 11 May 2018 | $1,290,000 | — |
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).
Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Registered lot 101/DP1244672 · ~3,966 m² — The registered plan lot at this address's geocoded point (NSW cadastre). On semis, duplexes and recent subdivisions the registered lot can be the parent parcel — the portal's advertised land size can differ legitimately.
Registered lots in Crows Nest run 140–1,150 m² (middle 80% of 16 registered parcels). This one is 3,966 m² — above that range.
Whether a block this size can be subdivided or redeveloped is a separate question: minimum lot size, setbacks and the council's DCP controls decide it, and this page doesn't check them. One point per registered parcel, so a tower's parent lot counts once — not once per unit. Confirm the parcel and its controls with the council before you inspect.
Zone MU1 (Mixed Use) under the NORTH SYDNEY 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 |
|---|---|---|---|---|---|
| ~19 m · 105 Willoughby Road Crows Nest 2065 | Other | Determined | Approved | $100k | 2020-09-29 |
| ~84 m · 126-128 Willoughby Road Crows Nest 2065 | Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure · 3 new dwellings | Operational consent issued | not on record | $519k | 2025-09-10 |
| ~84 m · 126-128 Willoughby Road Crows Nest 2065 | Residential Flat Building · 4 new dwellings | Determined | not on record | $689k | 2022-09-16 |
| ~91 m · L 39-47 Albany Street Crows Nest 2065 | Signage | Determined | Approved | $5k | 2021-03-08 |
| ~107 m · 79 Willoughby Rd, Crows Nest Nsw 2065 | Other | Determined | Approved | $32k | 2021-03-31 |
| ~112 m · 68 Albany Street Crows Nest 2065 | Garages, Carports And Car Parking Spaces | Determined | Refused | $58k | 2021-06-18 |
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.
What's changing in Crows Nest — recent local signals
2026-09-23 — Development site — listing's own words: "STCA" (189 Chandos Street, Crows Nest, NSW 2065) (listing rea-152430264 (rea), first seen 2026-09-23)
2026-08-25 — Development site — listing's own words: "STCA" (1/250 Pacific Highway, Crows Nest, NSW 2065) (listing rea-152132144 (rea), first seen 2026-08-25)
2026-08-21 — Development site — listing's own words: "STCA" (126 Alexander Street, Crows Nest, NSW 2065) (listing rea-152112052 (rea), first seen 2026-08-21)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Anzac Park PS (primary) · Cammeraygal HS (secondary)
6 primary schools within 2 km · ICSEA ~1155 — 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.
Green space nearby
Protected public recreation land within 250 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 1000 m. Private land: green outlook, not public open space.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
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.