The listing we observed
2 bedrooms · Townhouse
Listing details describe the advertised home. They do not verify its condition or approved use.
Ray White Lower North Shore Group · last observed 30 Sept 2026
← swipe · 10 photos
Currently listed — $1,600,000 ▼ Reduced 8.6% · $150k · 4 days ago
2 bed · 2 bath · 1 car · Townhouse · 155 m² land
Asking price cut 8.6% ($150k, from $1,750,000 to $1,600,000) 4 days ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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.
Recorded sales at this address
2 recorded sales
A previous sale is a useful reference, but its date and any changes to the home matter. It is not today's value.
Valuation NSW · dates and prices in Sale history belowThe strata scheme
SP93684 · 12 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2016What deserves a closer look
- price cut $150k — to $1.6M
- auction: Postponed (Ray White Lower North Shore Group)
- asking $1.75M
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- There is no supported price estimate to show for this home.
- 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?
- What do the strata records show about current levies, planned works, meeting decisions and unresolved defects?
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.
Suburb risk flags
crime index: 31 — below sydney average · 17 min walk to Neutral Bay Wharf · ~12 min ferry to the CBD · trains ~every 4 min at peak
Where every number comes from
- 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?
- 28 Aug 2026 listed by the agency (portal date)
- 2 Sept 2026 asking $1.75M
- 26 Sept 2026 auction: Postponed (Ray White Lower North Shore Group)
- 26 Sept 2026 price cut $150k — to $1.6M
- 1 Oct 2026 on market 34 days — portal listing date
What to inspect before you offer
- Condition, aspect, renovation and the contract — these can materially change price, and the estimate cannot see them.
- The strata scheme: registration is recorded in 2016 and has 12 lots; ask for the strata report, planned works and levies.
- Building condition: public records cannot establish that a building is defect-free; inspect independently.
These are due-diligence prompts, not a verdict on this property.
⏱ Days on market — this campaign
34 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, Neutral Bay · postcode 2089
$775–$1000/wk is what 2-bed units in 2089 actually transact for (middle half of 104 bonds lodged, Q2 2026 · median $895/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $570 → $800/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2089, 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 — Neutral Bay units at auction
Measured like-for-like growth ≈ -3.3%/yr — 2-bed sold-price medians across 16 quarters (35 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 |
|---|---|---|---|
| 26 Sept 2026 | Postponed | withheld | Ray White Lower North Shore Group |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Neutral Bay, around 2 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 5/120 Kurraba Road | 12 Nov 2025 | $1,440,000 | 3 | 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.
Similar properties — on the market now
The one listing above are on the market now: same townhouse category, within 1 bedroom of 2, asking within 20% of this one, in Neutral Bay 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 16 July 2016 | $1,175,000 | — |
| 10 Feb 2025 | $1,825,000 | +55.3% over 8.6 yrs |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
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 SP93684 registered 2016 — the building is at least 10 years old · 12 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 Neutral Bay — recent local signals
2026-09-01 — Development site — listing's own words: "STCA" (57A Spruson Street, Neutral Bay, NSW 2089) (listing rea-152201376 (rea), first seen 2026-09-01)
2026-08-24 — Development site — listing's own words: "STCA" (30 Spruson Street, Neutral Bay, NSW 2089) (listing rea-150849932 (rea), first seen 2026-08-24)
2026-08-24 — Development site — listing's own words: "development site" (1 Hayes Street, Neutral Bay, NSW 2089) (listing rea-151307264 (rea), first seen 2026-08-24)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Neutral Bay PS (primary) · Mosman HS (secondary)
5 primary schools within 2 km · ICSEA ~1155 — 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 Neutral Bay — 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.