The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Frank Adlard · last observed 28 Oct 2026← swipe · 10 photos
Currently listed
2 bed · 1 bath · 1 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
57 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 2026-10-23The strata scheme
SP4555 · 12 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 1970What 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
- 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.
CONSERVATIVE
$657k
the calibrated floor
LIKELY FAIR RANGE
$657k–$816k
around $728k mid
STRETCH CAP
$816k
$929k on the wider 80% band
Confidence: Medium — based on 57 comparable auction sales (30 of this exact configuration) · model runs ±11% for this configuration · priced from this property's own records: building age, land value, previous sale · the model's typical miss is ~11% against published results — every hit and miss
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-10-23
- Inputs used for this home: priced from this property's own records: building age, land value, previous sale
- Comparable support: 57 sales in the wider suburb/type pool; 30 of this exact configuration
- When to be more cautious: Condition, aspect, renovation and the contract are not model inputs and can move the eventual sale price.
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 9/266 Bunnerong Rd | 2 bd · 1 ba | $781k | July 2025 |
| 6/47 Flint St | 2 bd · 1 ba | $665k | June 2025 |
| 18/16 Grace Campbell Cr | 2 bd · 1 ba | $732k | June 2025 |
| 4/3 Elliot Pl | 2 bd · 1 ba | $695k | June 2025 |
| 8/6 Brittain Cr | 2 bd · 1 ba | $685k | May 2025 |
| 4/2 Elliot Pl | 2 bd · 1 ba | $650k | Apr 2025 |
Suburb risk flags
flood exposure 33% of the suburb · bushfire exposure 0% · aircraft noise moderate · crime index: 59 — around sydney average · light rail ~every 8 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 2026-10-23 — trained on 172,805 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 Hillsdale — 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?
- 21 Oct 2026 listed by the agency (portal date)
- 30 Oct 2026 on market 9 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 1970 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
9 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, Hillsdale · postcode 2036
$950/wk median live asking rent for 2-bed homes in Hillsdale (3 live rental listings on agency websites, this week's sweep).
$870–$1240/wk is what 2-bed units in 2036 actually transact for (middle half of 175 bonds lodged, Q2 2026 · median $1150/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $680 → $1080/wk · +8% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units 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.
Growth trend — Hillsdale 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):
2024Q2 $950k (5) · 2024Q3 $788k (5) · 2024Q4 $740k (4) · 2025Q2 $690k (6)
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 |
|---|---|---|
| 19 Sept 2017 | $619,000 | — |
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).
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 SP4555 registered 1970 — the building is at least 56 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.
School catchments
Matraville PS (primary) · Matraville Sp HS (secondary)
4 primary schools within 2 km · ICSEA ~1020 — 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 Hillsdale — 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.