The listing we observed
1 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Adam Scappatura · last observed 16 Oct 2026← swipe · 10 photos
Currently listed — $820,000 ▼ Reduced 3.5% · $30k · 8 weeks ago
1 bed · 1 bath · 1 car · Apartment / Unit
Asking price cut 3.5% ($30k, from $850,000 to $820,000) 8 weeks ago. The vendor has already moved once: negotiate below the NEW asking, not at it.
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.
How much price evidence fits
46 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 2026-09-15The strata scheme
SP104059 · 36 lots
Scheme size provides context. It does not tell us the current levies, finances or condition of the building.
NSW strata register · registered 2021Planning 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
- price cut $30k — to $820k
- asking $850k
- listed by the agency (portal date)
These are recorded events, not evidence of the seller's motivation.
What we still cannot tell you
- No settled-sale history is available in this page's records. This does not mean the home has never sold.
- 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
$701k
the calibrated floor
LIKELY FAIR RANGE
$701k–$870k
around $778k mid
STRETCH CAP
$870k
$986k on the wider 80% band
Confidence: Low — based on 46 comparable auction sales (4 of this exact configuration) · model runs ±11% for this configuration · confidence held at Low — under 20 same-configuration sales · priced from this property's own records: building age, land value
How this estimate was made
- Method: AI PropertyEye tree model · trained through 2026-09-15
- Inputs used for this home: priced from this property's own records: building age, land value
- Comparable support: 46 sales in the wider suburb/type pool; 4 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 |
|---|---|---|---|
| 205/1 Mckinnon Av | 1 bd · 1 ba | $860k | Sept 2025 |
| 304/38 East Street St | 1 bd · 1 ba | $851k | Mar 2025 |
Suburb risk flags
crime index: 34 — below sydney average · 38 min walk to Ashfield · ~13 min train to the CBD · trains ~every 3 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 2026-09-15 — trained on 169,861 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 Five Dock — 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?
- 5 May 2026 listed by the agency (portal date)
- 19 Aug 2026 asking $850k
- 20 Aug 2026 price cut $30k — to $820k
- 17 Oct 2026 on market 165 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 2021 and has 36 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
165 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, Five Dock · postcode 2046
$682–$738/wk is what 1-bed units in 2046 actually transact for (middle half of 19 bonds lodged, Q2 2026 · median $700/wk — NSW Fair Trading, CC BY).
2019Q1 → 2026Q2: $590 → $800/wk · +4% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2046, 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 — Five Dock 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 $1052k (7) · 2025Q1 $1080k (3) · 2025Q2 $1015k (3) · 2025Q3 $1330k (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.
Similar properties — on the market now
$820,000
25/316 Parramatta Road
Burwood · 2.5 km away
2 bed · 2 bath · 1 car
▼ Reduced 2.4% · $20k · 2 cuts
$819,000
27/2A Brown St
Ashfield · 2.5 km away
2 bed · 2 bath · 1 car
$815,000
99/2A Brown Street
Ashfield · 2.5 km away
2 bed · 2 bath · 1 car
▼ Reduced 6.1% · $53k · 2 weeks ago
$825,000
406/17-20 The Esplanade
Ashfield · 2.5 km away
2 bed · 2 bath · 1 car
$825,000
141/1 Railway Parade
Burwood · 2.5 km away
2 bed · 2 bath · 1 car
$800,000
75 Queens Road
Five Dock
1 bed · 1 bath
The 6 listings above are on the market now: same unit category, within 1 bedroom of 1, asking within 20% of this one, in Five Dock or a suburb whose centre is within 3 km — ordered by how close the asking price is. That is the whole rule: a filter, not a recommendation, and nothing here judges which home is better.
Planning & zoning — MU1 Mixed Use
Shops/offices below, apartments above. Walkable and lively, but denser and busier.
Height limit 17m (≈ 5 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 SP20613 — 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 MU1 (Mixed Use) under the CANADA BAY 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 |
|---|---|---|---|---|---|
| ~27 m · 104 Great North Road Five Dock 2046 | Demolition, Alterations And Additions To Commercial Development, Signage | Determined | Approved | $1.16M | 2020-04-30 |
| ~44 m · 106 Great North Road Five Dock 2046 | Restaurant Or Cafe, Commercial Development, Alterations Or Additions To An Existing Building Or Structure | Determined | not on record | $330k | 2025-06-26 |
| ~50 m · 135 Great North Road Five Dock 2046 | Demolition, Mixed Use Development · 30 new dwellings | Determined | not on record | $5.73M | 2023-07-06 |
| ~50 m · 135 Great North Road Five Dock 2046 | Demolition, Shop Top Housing, Erection Of A New Structure · 32 new dwellings | Determined | not on record | $1M | 2025-08-28 |
| ~51 m · 147-149 Great North Road Five Dock 2046 | Alterations And Additions To Commercial Development | Determined | Approved | $600k | 2020-11-30 |
| ~54 m · Shop 5, 133 Great North Road, Five Dock | Take-Away Food And Drink Premises | Determined | Approved | $25k | 2020-11-09 |
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 SP104059 registered 2021 — the building is at least 5 years old · 36 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 Five Dock — recent local signals
2026-10-02 — Development site — listing's own words: "STCA" (114 Ingham Avenue, Five Dock, NSW 2046) (listing rea-152494064 (rea), first seen 2026-10-02)
2026-09-21 — Development site — listing's own words: "STCA" (11 Innes Street, Five Dock, NSW 2046) (listing rea-152402620 (rea), first seen 2026-09-21)
2026-09-21 — Development site — listing's own words: "STCA" (29 Wymston Parade, Five Dock, NSW 2046) (listing rea-152321852 (rea), first seen 2026-09-21)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
School catchments
Five Dock PS (primary) · Ashfield BHS (secondary)
6 primary schools within 2 km · ICSEA ~1104 — 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 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.