The listing we observed
2 bedrooms · ApartmentUnitFlat
Listing details describe the advertised home. They do not verify its condition or approved use.
Julie Susnjara · last observed 29 Oct 2026← swipe · 10 photos
Currently listed — $850,000 ▲ Raised 9% · $70k · 7 days ago
2 bed · 1 bath · 1 car · Apartment / Unit
Asking price RAISED 9% ($70k, from $780,000 to $850,000) 7 days ago. A demand signal at this address: expect competition.
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
118 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 2026-10-23What deserves a closer look
- auction: Withdrawn (Jellis Craig - Brunswick)
- price raised $70k — to $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.
- 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
$581k
the calibrated floor
LIKELY FAIR RANGE
$581k–$722k
around $644k mid
STRETCH CAP
$722k
$822k on the wider 80% band
Confidence: High — based on 118 comparable auction sales (59 of this exact configuration) · model runs ±11% for this configuration · 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: no per-address records were available; this uses location and configuration only
- Comparable support: 118 sales in the wider suburb/type pool; 59 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 |
|---|---|---|---|
| 304/93-95 Holmes St | 2 bd · 1 ba | $536k | May 2025 |
| 1/11 Millward St | 2 bd · 1 ba | $761k | Mar 2025 |
| 3/85 Tinning St | 2 bd · 1 ba | $600k | Feb 2025 |
| 316/37-43 Breese St | 2 bd · 2 ba | $493k | Feb 2025 |
| 104/54-84 Percy St | 2 bd · 2 ba | $650k | Feb 2025 |
| 5/376-378 Barkly St | 2 bd · 1 ba | $590k | Dec 2024 |
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 Brunswick — 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
What changed recently?
- 8 Oct 2026 asking $780k
- 8 Oct 2026 listed by the agency (portal date)
- 29 Oct 2026 price raised $70k — to $850k
- 31 Oct 2026 auction: Withdrawn (Jellis Craig - Brunswick)
- 5 Nov 2026 on market 28 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.
- 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
28 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.
Growth trend — Brunswick units at auction
Measured like-for-like growth ≈ 0.2%/yr — 2-bed sold-price medians across 13 quarters (72 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.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 31 Oct 2026 | Withdrawn | withheld | Jellis Craig - Brunswick |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Similar properties — on the market now
$850,000
510/7 Ovens Street
Brunswick
2 bed · 2 bath · 1 car
▼ Reduced 4.5% · $40k · 2 weeks ago
$850,000
2/46-48 Harrison Street
Brunswick East · 1.5 km away
3 bed · 2 bath · 2 car
$850,000
102/55 Nicholson Street
Brunswick East · 1.5 km away
2 bed · 1 bath · 1 car
▲ Raised 2.4% · $20k · 10 days ago
$850,000
28/196 The Avenue
Parkville · 2.5 km away
3 bed · 1 bath · 1 car
$850,000
4/896 Nicholson Street
Fitzroy North · 2.7 km away
2 bed · 2 bath · 1 car
$859,000
5/2 Loch Street
Coburg · 2.4 km away
3 bed · 3 bath · 1 car
The 6 listings above are on the market now: same unit category, within 1 bedroom of 2, asking within 20% of this one, in Brunswick 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.
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.
What's changing in Brunswick — recent local signals
2026-10-07 — Development site — listing's own words: "STCA" (683 Park Street, Brunswick, Vic 3056) (listing rea-150709588 (rea), first seen 2026-10-07)
2026-10-02 — Development site — listing's own words: "STCA" (138 Donald Street, Brunswick, Vic 3056) (listing rea-152520936 (rea), first seen 2026-10-02)
2026-10-01 — Development site — listing's own words: "STCA" (89 Union Street, Brunswick, Vic 3056) (listing rea-151973440 (rea), first seen 2026-10-01)
Dated public signals compiled for this suburb — openings, closures, site sales and institutional moves. Facts with sources, not forecasts.
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.