Currently listed
2 bed · 2 bath · 2 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Medium — based on 92 comparable auction sales (30 of this exact configuration) · model runs ±11% for this configuration · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 21 Aug 2026 listed by the agency (portal date)
- 28 Aug 2026 on market 6 days — portal listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 2015/50 Pemberton St | 2 bd · 1 ba | $1.07M | July 2025 |
| 2407/55 Wilson St | 2 bd · 2 ba | $980k | July 2025 |
| 2407/55 Wilson St | 2 bd · 2 ba | $980k | June 2025 |
| 3214/55 Wilson St | 2 bd · 2 ba | $965k | June 2025 |
| 245/26 Jasmine St | 2 bd · 1 ba | $727k | May 2025 |
| 29/90-92 Bay St | 2 bd · 2 ba | $900k | May 2025 |
Suburb risk flags
flood exposure 79% of the suburb · bushfire exposure 0% · aircraft noise moderate · crime index: 29 — below sydney average · 24 min walk to Domestic Airport · ~12 min train to the CBD · trains ~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 Botany — 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
6 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, Botany · postcode 2019
$900–$1000/wk is what 2-bed units in 2019 actually transact for (middle half of 58 bonds lodged, Q2 2026 · median $950/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $570 → $900/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2019, 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 — Botany 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):
2024Q4 $1025k (6) · 2025Q1 $919k (4) · 2025Q2 $950k (11) · 2025Q3 $980k (3)
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.
The building — its registered strata scheme
Strata plan SP95488 registered 2017 — the building is at least 9 years old · 155 lots in the scheme (large scheme — expect facilities and higher levies).
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 Botany — recent local signals
2025-08-22 — Childcare invest — 1617 BOTANY ROAD BOTANY 2019 ($13594k) (institutional-signals.json (PAN-564687, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Botany PS (primary) · Sth Sydney HS (secondary)
3 primary schools within 2 km · ICSEA ~1042 — 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 Botany — 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.