Currently listed
3 bed · 2 bath · 2 car · ApartmentUnitFlat
The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 132 comparable auction sales (11 of this exact configuration) · model runs ±15% for this configuration · confidence held at Low — under 20 same-configuration sales · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
What we've tracked
- 24 Aug 2026 first tracked by our radar (the portal doesn't publish its list date)
- 27 Aug 2026 on market 2+ days — first tracked by us, a lower bound
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
- 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
- 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
2 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.
Local rents — postcode 2089 units, new tenancies
$800/week median new-tenancy unit rent in 2089 (2026Q2, 193 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 3-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 — 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.
Agencies' own published sales nearby — Neutral Bay, around 3 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.
Planning & zoning — E1 Local Centre
A retail/commercial hub — shops and services at your door, but busier and noisier.
Heritage conservation area — Kurraba Point. The property sits in a heritage conservation area — the streetscape is protected, so visible/external changes are controlled. It's area-wide, not this building specifically; it tends to preserve character and value.
Zone E1 (Local Centre) under the NORTH SYDNEY LEP · heritage from the NSW Heritage Map layer, 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 |
|---|---|---|---|---|---|
| ~35 m · 11 Hayes Street Neutral Bay 2089 | Balconies, Decks, Patios, Terraces Or Verandahs | Rejected | not on record | $20k | 2021-06-03 |
| ~59 m · 2 Hayes Street Neutral Bay 2089 | Residential Flat Building, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation · 1 new dwelling | Determined | not on record | $125k | 2025-08-04 |
| ~83 m · 5-7 Lower Wycombe Road Neutral Bay 2089 | Demolition, Residential Flat Building · 6 new dwellings | Determined | not on record | $13.1M | 2023-05-10 |
| ~105 m · 6 Lower Wycombe Road Neutral Bay 2089 | Boarding House, Alterations Or Additions To An Existing Building Or Structure · 17 new dwellings | Rejected | not on record | $1.13M | 2026-08-03 |
| ~113 m · 6a Lower Wycombe Road Neutral Bay 2089 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Residential Accommodation · 1 new dwelling | Determined | not on record | $240k | 2025-09-10 |
| ~114 m · 1 Ben Boyd Road Neutral Bay 2089 | Alterations Or Additions To An Existing Building Or Structure, Public Administration Building | Determined | not on record | $9.49M | 2024-06-07 |
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 SP37157 registered 1990 — the building is at least 36 years old · 15 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
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.
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.