Currently listed
3 bed · 2 bath · 2 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 79 comparable auction sales (3 of this exact configuration) · model runs ±12% 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
- 30 Oct 2025 listed by the agency (portal date)
- 28 Aug 2026 on market 301 days — portal listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 14/40-42 Forsyth St | 3 bd · 2 ba | $1.35M | Feb 2025 |
| 4/51 Willis St | 3 bd · 2 ba | $1.6M | Feb 2025 |
Suburb risk flags
flood exposure 30% of the suburb · bushfire exposure 0% · aircraft noise low · crime index: 60 — around sydney average · 2 min walk to Kingsford Light Rail · ~28 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 Kingsford — 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
301 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, Kingsford · postcode 2032
$998–$1342/wk is what 3-bed units in 2032 actually transact for (middle half of 22 bonds lodged, Q2 2026 · median $1175/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $568 → $798/wk · -1% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2032, 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 — Kingsford 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 $1248k (4) · 2024Q3 $960k (12) · 2024Q4 $1095k (5) · 2025Q1 $1200k (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.
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 Kingsford — 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))
2026-07-03 — DA-approved site — listing's own words: "DA approved" (24 Araluen Street, Kingsford, NSW 2032) (listing rea-151520672 (rea), first seen 2026-07-03)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Daceyville PS (primary) · Randwick HS (secondary)
7 primary schools within 2 km · ICSEA ~1084 — 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 Kingsford — 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.