The listing we observed
3 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
David Buttel · last observed date unavailable← swipe · 10 photos
Currently listed
3 bed · 2 bath · 2 car · Apartment / Unit
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
1 recorded sale
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 belowHow much price evidence fits
175 sales in the wider suburb/type pool
The wider pool is not a set of identical homes. Bedroom count, condition and location within the suburb affect comparability.
Published auction evidence · model trained through 2026-09-03The strata scheme
SP103549 · 4 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2024Planning activity nearby
6 recorded applications at or near this address
An application is not an approval or a promise that building work will happen. Location and stage matter.
NSW Planning Portal · individual records in Explore the areaWhat deserves a closer look
- listed by the agency (portal date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- Direct price support is limited. Read the comparable sales and the estimate's uncertainty together.
- 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 nearby applications affect this home, and what stage has each actually reached?
- 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?
- Do the planning and heritage records match this exact lot, and what approvals exist for alterations?
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.
CONSERVATIVE
$3.9M
the calibrated floor
LIKELY FAIR RANGE
$3.9M–$5.04M
around $4.43M mid
STRETCH CAP
$5.04M
$5.87M on the wider 80% band
Confidence: Low — based on 175 comparable auction sales (7 of this exact configuration) · model runs ±13% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: building age, land value, previous sale · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~10% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-03
- Inputs used for this home: priced from this property's own records: building age, land value, previous sale
- Comparable support: 175 sales in the wider suburb/type pool; 7 of this exact configuration
- When to be more cautious: This configuration has thin direct comparable support, so its range is deliberately wider.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 5/61 Prince St | 3 bd · 1 ba | $1.86M | Sept 2025 |
| 2/17 Raglan St | 3 bd · 2 ba | $5.06M | June 2025 |
Suburb risk flags
crime index: 26 — below sydney average · 26 min walk to Mosman Bay Wharf · ~18 min ferry to the CBD · ferries ~every 15 min at peak
Where every number comes from
- Fair value: AI PropertyEye tree model 2026-09-02-v7-price-model-v6-full-grid, trained through 2026-09-03 — trained on 169,356 published auction sales; priced per address where this home's own records reach the model (see "How this estimate was made"), otherwise at configuration level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Mosman — 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?
- 7 July 2026 listed by the agency (portal date)
- 12 Sept 2026 on market 66 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 2024 and has 4 lots; ask for the strata report, planned works and levies.
- 6 development applications are recorded at or near this address — check the source records and current status.
- Planning controls and heritage status — confirm the exact lot, not just the address-level guide, before relying on development potential.
- 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
66 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, Mosman · postcode 2088
$1248–$1725/wk is what 3-bed units in 2088 actually transact for (middle half of 23 bonds lodged, Q2 2026 · median $1500/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $600 → $820/wk · +6% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2088, 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 — Mosman units at auction
Measured like-for-like growth ≈ -2.4%/yr — 2-bed sold-price medians across 17 quarters (63 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.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 21 Dec 2023 | $6,400,000 | — |
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).
Planning & zoning — C4 Environmental Living
Low-impact rural-residential in a sensitive setting — tight controls.
Zone C4 (Environmental Living) under the MOSMAN 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.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~48 m · 12 Pearl Bay Avenue Mosman 2088 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure · 1 new dwelling | Determined | not on record | $387k | 2025-05-02 |
| ~73 m · 18 Pearl Bay Avenue Mosman 2088 | Dwelling, Pools / Decks / Fencing, Balconies, Decks, Patios, Terraces Or Verandahs · 1 new dwelling | Determined | Approved | $1.69M | 2021-07-22 |
| ~98 m · 17 Medusa Street Mosman 2088 | Educational Establishment | Determined | Approved | $329k | 2022-03-31 |
| ~98 m · 1 Pursell Avenue Mosman 2088 | Demolition, Dwelling House, Erection Of A New Structure · 1 new dwelling | Determined | not on record | $3.35M | 2026-02-24 |
| ~114 m · 15 Medusa Street Mosman 2088 | Dwelling, Demolition · 1 new dwelling | Determined | not on record | $3.53M | 2023-07-10 |
| ~144 m · 31 Medusa Street Mosman 2088 | Alterations And Additions To Residential Development · 1 new dwelling | Determined | Refused | $469k | 2020-10-27 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on 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 SP103549 registered 2024 — the building is at least 2 years old · 4 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.
What's changing in Mosman — recent local signals
2026-08-27 — Development site — listing's own words: "STCA" (90 Spencer Road, Mosman, NSW 2088) (listing rea-152166572 (rea), first seen 2026-08-27)
2026-08-26 — DA-approved site — listing's own words: "DA approved" (98 Holt Avenue, Mosman, NSW 2088) (listing rea-152149872 (rea), first seen 2026-08-26)
2026-08-22 — Development site — listing's own words: "STCA" (2 Kahibah Road, Mosman, NSW 2088) (listing rea-151980276 (rea), first seen 2026-08-22)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Beauty Pt PS (primary) · Mosman HS (secondary)
3 primary schools within 2 km · ICSEA ~1161 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. Verify the exact address at School Finder. Intake zones cover government schools only.
Green space nearby
Protected public recreation land within 100 m
Land zoned RE1 under the local environmental plan — reserved for public recreation, which protects it from being built over. The zoning doesn't say what's on it or how usable it is, and this layer doesn't carry park names.
Privately-zoned recreation land (RE2 — typically golf courses or club grounds) within 1000 m. Private land: green outlook, not public open space.
Straight-line distance, not walking distance. NSW ePlanning planning layers (Land Zoning), CC BY. Distances are ladder buckets measured at the address's geocoded point.
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.