Currently listed
4 bed · 2 bath · 2 car · House · 196 m² land
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 63 comparable auction sales (7 of this exact configuration) · model runs ±12% for this configuration · confidence held at Low — under 20 same-configuration sales · adjusted for this block's land size · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 19 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 28 Aug 2026 on market 8+ days — first tracked by us, a lower bound
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 5 Aero St | 4 bd · 2 ba | $2.37M | Mar 2025 |
| 5 Archbald Av | 4 bd · 2 ba | $2.63M | Feb 2025 |
Suburb risk flags
aircraft noise moderate · crime index: 50 — around sydney average · 30 min walk to Rockdale · ~16 min train to the CBD · trains ~every 10 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 Brighton-Le-Sands — 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
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, Brighton-Le-Sands · postcode 2216
$720/week median new-tenancy rent for units in 2216 (2026Q2, 257 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $500 → $720/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2216, 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 — Brighton-Le-Sands 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):
2024Q3 $850k (5) · 2024Q4 $923k (4) · 2025Q2 $850k (3) · 2025Q3 $945k (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.
Planning & zoning — R3 Medium Density Residential
Townhouses, villas and low-rise units permitted — expect gradual medium-density infill.
Floor space ratio 0.7:1 — the maximum gross floor area you can build is 0.7:1 times the site area. On this 196 m² block that's up to ~137 m² of floor space (a guide — clause exceptions, setbacks and height limits also apply).
Zone R3 (Medium Density Residential) under the BAYSIDE LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
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 SP46437 registered 1994 — the building is at least 32 years old · 5 lots in the scheme (small scheme — levies and decisions shared among few owners).
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.
School catchments
Kyeemagh PS (primary) · Bayside HS (secondary)
4 primary schools within 2 km · ICSEA ~1048 — 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 Brighton-Le-Sands — 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.