The listing we observed
3 bedrooms · House
Listing details describe the advertised home. They do not verify its condition or approved use.
Jason Simoes · last observed date unavailable← swipe · 10 photos
Currently listed — $2,100,000
3 bed · 2 bath · 4 car · House · 539 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.
What deserves a closer look
- asking $2.1M
- first tracked by our radar (the portal doesn't publish its list date)
- auction: Passed in (XS Property Group)
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 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 |
|---|---|---|---|
| 23 Paterson St | 3 bd · 1 ba | $2.68M | Dec 2024 |
| 6 Larose Av | 3 bd · 2 ba | $2.25M | Nov 2024 |
Suburb risk flags
aircraft noise low · crime index: 59 — around sydney average
Where every number comes from
- Comps: published Domain auction results for Matraville — 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?
- 29 Aug 2026 auction: Passed in (XS Property Group)
- 30 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 30 Aug 2026 asking $2.1M
- 19 Sept 2026 on market 19+ 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.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
19 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, Matraville · postcode 2036
$972–$1500/wk is what 3-bed houses in 2036 actually transact for (middle half of 20 bonds lodged, Q2 2026 · median $1300/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $910 → $1500/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for houses in 2036, 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
539 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 29 Aug 2026 | Passed in | withheld | XS Property Group |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$2,025,000
72 Pozieres Avenue
Matraville
4 bed · 2 bath · 2 car
$1,980,000
68 Page Street
Pagewood · 1.8 km away
4 bed · 2 bath · 3 car
$2,300,000
51 Loch Maree Street
Maroubra · 1.4 km away
3 bed · 2 bath · 3 car
$1,850,000
108 Wentworth Avenue
Pagewood · 1.8 km away
4 bed · 2 bath · 3 car
$2,400,000
10A Hillary Parade
Matraville
4 bed · 2 bath · 3 car
$2,400,000
7 Walsh Avenue
Maroubra · 1.4 km away
2 bed · 1 bath · 1 car
▼ Reduced 3.2% · $80k · 2 weeks ago
The 6 listings above are on the market now: same house category, within 1 bedroom of 3, asking within 20% of this one, in Matraville 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.
⏭ It passed in — what happens next — the question the listing stops at
Across Sydney, homes that passed in and later sold went for about 6% less than comparable homes that sold under the hammer.
Half sold within 33 days, 76% within three months.
Like-for-like within bedroom and property-type groups · 60 comparison groups across Sydney, sales settled in the last two years. Based on passed-in homes that later sold. Homes that never sold aren't in the figure, so read this as what a sale fetches — not what the home is worth. Passing in is a negotiating position, not a verdict — this is evidence about outcomes, never advice on what to offer.
What's changing in Matraville — recent local signals
2026-08-17 — Development site — listing's own words: "STCA" (24 Flinders Street, Matraville, NSW 2036) (listing rea-150698580 (rea), first seen 2026-08-17)
2026-08-17 — Development site — listing's own words: "STCA" (24 Harold Street, Matraville, NSW 2036) (listing rea-151947216 (rea), first seen 2026-08-17)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Chifley PS (primary) · Matraville Sp HS (secondary)
5 primary schools within 2 km · ICSEA ~1017 — 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 Matraville — 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.