Currently listed
1 bed · 1 bath · 0 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 99 comparable auction sales (14 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 14 Aug 2026 our tracking restarted after a six-week portal gap — the campaign start is unknown, this is not a listing date
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 11/230 Glebe Point Rd | 1 bd · 1 ba | $740k | June 2025 |
| 39/75A Ross St | 1 bd · 1 ba | $765k | May 2025 |
| 11/230 Glebe Point Rd | 1 bd · 1 ba | $740k | May 2025 |
Suburb risk flags
crime index: 100 — well above sydney average · 24 min walk to Rozelle Bay Light Rail · ~20 min light rail to the CBD · light rail ~every 6 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 Glebe — 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
Local rents — postcode 2037 units, new tenancies
$835/week median new-tenancy unit rent in 2037 (2026Q2, 222 bonds lodged).
The rent is real (NSW Fair Trading bond lodgements, CC BY) but it pools every bedroom count in the postcode and this is a 1-bed — so we don't derive a yield % from it: a ratio of two different grains reads as precision it doesn't have. New-tenancy rents also run hotter than sitting rents. Not financial advice.
Growth trend — Glebe 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 $920k (7) · 2024Q4 $1095k (7) · 2025Q1 $1300k (5) · 2025Q2 $974k (10)
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.
Agencies' own published sales nearby — Glebe, around 1 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 325/14 Griffin Place | 13 Aug 2026 | $1,795,000 | 2 | Harris Partners |
| 3/44 Boyce Street | 27 Sept 2025 | $550,000 | — | Harris Partners |
| 58/51 Hereford Street | 27 Oct 2024 | $370,000 | 1 | Harris Partners |
| 88/51 Hereford Street | 8 Oct 2024 | $375,000 | 1 | Harris Partners |
| 9/44 Boyce Street | 16 July 2024 | $550,000 | — | 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.
Planning & zoning — E1 Local Centre
A retail/commercial hub — shops and services at your door, but busier and noisier.
Height limit 15m (≈ 4 storeys) — the current legal ceiling for new building at this point under the LEP. Any proposal above it needs a variation or a rezoning — the kind of change the fast-track pipeline tracks.
Floor space ratio 2.5:1 — the maximum gross floor area you can build is 2.5:1 times the site area.
Strata plan SP60724 — A strata-titled scheme — the parcel area is the WHOLE scheme's land, not this unit's. From the NSW cadastre at this address's geocoded point.
Zone E1 (Local Centre) under the SYDNEY 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 |
|---|---|---|---|---|---|
| ~59 m · 60-64 Bay Street Ultimo 2007 | Advertising And Signage, Alterations Or Additions To An Existing Building Or Structure, Shop | Determined | not on record | $57k | 2026-04-13 |
| ~77 m · 66 Bay Street Ultimo 2007 | Dwelling · 1 new dwelling | Determined | Approved | $18.46M | 2022-05-04 |
| ~109 m · 76-84 Bay Street Ultimo 2007 | Commercial Development, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $4.1M | 2026-03-02 |
| ~111 m · 9 Glebe Street Glebe 2037 | Dwelling House, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia · 1 new dwelling | Withdrawn | not on record | — | 2025-12-17 |
| ~111 m · 9 Glebe Street Glebe 2037 | Dwelling House, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia · 1 new dwelling | Determined | not on record | — | 2026-03-23 |
| ~116 m · 1-3 Smail Street Ultimo 2007 | Demolition, Alterations Or Additions To An Existing Building Or Structure, Change Of Use Of Land Or A Building Or The Classification Of A Building Under The Building Code Of Australia · 156 new dwellings | Determined | not on record | $48.79M | 2024-11-05 |
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 SP92685 registered 2016 — the building is at least 10 years old · 20 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 Glebe — recent local signals
2026-07-13 — Education invest — 2 AVENUE ROAD GLEBE 2037 ($14095k) (institutional-signals.json (PAN-654365, OnlineDA))
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Glebe PS (primary) · SSC Balmain (secondary)
7 primary schools within 2 km · ICSEA ~1109 — 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 250 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 2000 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.