Sold (Sold prior, 1 Aug 2026)
1 bed · 1 bath · 1 car · ApartmentUnitFlat
Confirmed against published auction results.
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: High — based on 353 comparable auction sales (44 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 |
|---|---|---|---|
| 1/9 Young St | 1 bd · 1 ba | $1.49M | Sept 2025 |
Suburb risk flags
flood exposure 52% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 41 — around sydney average · 1 min walk to Randwick Light Rail · ~25 min light rail to the CBD · light rail ~every 8 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 Randwick — 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, Randwick · postcode 2031
$720–$850/wk is what 1-bed units in 2031 actually transact for (middle half of 165 bonds lodged, Q2 2026 · median $790/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $620 → $900/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2031, 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 — Randwick units at auction
Measured like-for-like growth ≈ 1.7%/yr — 2-bed sold-price medians across 17 quarters (199 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 |
|---|---|---|---|
| 1 Aug 2026 | Sold prior | withheld | Ray White Eastern Beaches |
| 11 July 2026 | Postponed | withheld | Ray White Eastern Beaches |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Randwick, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 1/107 Alison Road | 6 Nov 2025 | $1,135,000 | 2 | Harris Partners |
| 1f/16 Bligh Place | 19 Mar 2024 | $650,000 | 1 | 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 SP5301 registered 1971 — the building is at least 55 years old · 49 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 Randwick — recent local signals
2026-08-08 — South Coogee to Kingsford walking & cycling corridor (stage-zero.json (date = register entry, not decision — check stageNote for the real dates))
2026-08-08 — Kingsford–Coogee greenway concept (Warren and Mahoney) (stage-zero.json (date = register entry, not decision — check stageNote for the real dates))
2026-07-04 — Development site — listing's own words: "Development site" (1 Llanfoyst Street, Randwick, NSW 2031) (listing rea-150518040 (rea), first seen 2026-07-04)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Rainbow St PS (primary) · Randwick HS (secondary)
6 primary schools within 2 km · ICSEA ~1112 — 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 Randwick — 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.