The listing we observed
5 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Alex Mastoris · last observed 15 Oct 2026← swipe · 10 photos
Currently listed — $3,400,000
5 bed · 4 bath · 2 car · House · 420 m² land
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.
Planning activity nearby
5 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 $3.4M
- first tracked by our radar (the portal doesn't publish its list date)
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.
- The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
- 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?
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.
NO CONFIDENT READ
The model has no confident read on this property: the advertised figure sits below the model's entire likely range, and on our sold-validation set such homes sold at their advertised figure — the comparable pool is likely describing dearer stock than what is being sold.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 45 Terrace Rd | 5 bd · 2 ba | $3.45M | Sept 2025 |
| 145 Denison Rd | 5 bd · 4 ba | $5.4M | July 2025 |
Suburb risk flags
aircraft noise moderate · crime index: 34 — below sydney average · 2 min walk to Dulwich Hill Metro · ~14 min metro to the CBD · light rail ~every 6 min at peak
Where every number comes from
- Comps: published Domain auction results for Dulwich Hill — 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?
- 7 Oct 2026 first tracked by our radar (the portal doesn't publish its list date)
- 7 Oct 2026 asking $3.4M
- 16 Oct 2026 on market 8+ days — first tracked by us, a lower bound
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- 5 development applications are recorded at or near this address — check the source records and current status.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
8 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, Dulwich Hill · postcode 2203
$750/wk median live asking rent in Dulwich Hill (5 live rental listings, all sizes pooled — agency websites, this week's sweep).
$1050/week median new-tenancy rent for houses in 2203 (2026Q2, 21 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $690 → $1050/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2203, 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.
Land — for a house, the land is the asset
420 m²
A house's size is its land. An apartment's advertised "size" can include car space and balcony — the two are never comparable and this site never pools them. Lot details and planning controls sit under Explore the area.
Similar properties — on the market now
$3,300,000
8 Earlwood Avenue
Earlwood · 2.2 km away
4 bed · 2 bath · 4 car
$3,600,000
40 Moonbie Street
Summer Hill · 1.1 km away
5 bed · 2 bath
▼ Reduced 4% · $150k · 13 days ago
$3,200,000
44 Ramsay Street
Haberfield · 2.5 km away
4 bed · 2 bath · 3 car
$3,100,000
57a Herbert Street
Dulwich Hill
5 bed · 4 bath
New · 6 days ago
$3,000,000
39 Weston Street
Dulwich Hill
4 bed · 2 bath · 1 car
$3,800,000
10 Clarendon Road
Stanmore · 2.6 km away
4 bed · 2 bath · 2 car
▲ Raised 2.7% · $100k · today
The 6 listings above are on the market now: same house category, within 1 bedroom of 5, asking within 20% of this one, in Dulwich Hill 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.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| This address | Multi-Dwelling Housing · 4 new dwellings | Withdrawn | not on record | $1.16M | 2020-12-22 |
| This address | Secondary Dwelling, Subdivision, Erection Of A New Structure · 2 new dwellings | Determined | not on record | $1.47M | 2023-12-15 |
| ~12 m · 19 Garnet Street Dulwich Hill 2203 | Demolition, Garages, Carports And Car Parking Spaces | Determined | Approved | $12k | 2020-07-01 |
| ~100 m · 41 Garnet Street Dulwich Hill 2203 | Pools / Decks / Fencing, Balconies, Decks, Patios, Terraces Or Verandahs, Demolition | Determined | not on record | $850k | 2023-04-24 |
| ~125 m · 542-544 New Canterbury Rd, Dulwich Hill Nsw 2203 | Secondary Dwelling, Attached Dwelling, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $200k | 2025-11-05 |
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.
What's changing in Dulwich Hill — recent local signals
2026-09-16 — Development site — listing's own words: "STCA" (3 Wilga Avenue, Dulwich Hill, NSW 2203) (listing rea-152351612 (rea), first seen 2026-09-16)
2026-09-01 — Development site — listing's own words: "STCA" (11 Beach Road, Dulwich Hill, NSW 2203) (listing rea-152213780 (rea), first seen 2026-09-01)
2026-08-31 — Development site — listing's own words: "STCA" (64 Macarthur Parade, Dulwich Hill, NSW 2203) (listing rea-152194708 (rea), first seen 2026-08-31)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Dulwich Hill PS (primary) · Dulwich HS of Visual Arts and Design (secondary)
9 primary schools within 2 km · ICSEA ~1095 — 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 Dulwich Hill — 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.